313 Tucker St · Enfield, NC 27823

$89,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 31 Days on market

Built 1969 0.62 ac lot Est $116k · 23% under ↓ 11% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

AUCTION~ cash, ''as is''. Price shown is tax value. One of 46 properties in an investment portfolio. This property consists of 3 houses, Tenant occupied, $1,600/mo. Access our website for all the addresses in this offering.

Key facts

• 0.62 acre lot
• 3 parking spots
• Built 1969

Property features AI

Finance

• Other: Annual tax noted
• Financial info: 4 total units; Owner pays property taxes
• HOA & community: No association

Exterior

• Parking: Driveway; 3 open parking spaces
• Utilities: Public water; Public sewer; Power available
• Home design: Multi-family property; Single-story
• Construction: Wood siding construction; Block foundation; Asphalt roof; Built with 2,520 total building area
• Exterior features: Public-maintained road access; Lot of about 0.62 acres

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 6 full bathrooms
• Heating & cooling: Electric heating; Central air; Window unit(s)
• Interior features: Carpet and vinyl flooring

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$116,160) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $73 ($877/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($909 rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#556 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, crime B; Watch: schools F, amenities F, commute F.
• Halifax County Schools (rural): math 6% / reading 24% proficiency, ranked #177 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($615 loan paydown + $5k appreciation (5.8% local appreciation)).
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $13k; list at $89k implies a 585% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $116,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Mcgwigan St	0.06mi	2/1.0 (-1)	1,000 (+4%)	21mo	$60,000	$60	68
506 Mcgwigan St	0.14mi	2/1.0 (-1)	826 (-14%)	1mo	$100,000	$121	65
115 Dr M L King Jr Ave	0.57mi	3/1.0	884 (-8%)	9mo	$45,000	$51	52
104 Busbee Ct	0.64mi	3/2.0	1,025 (+7%)	19mo	$130,000	$127	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.17×
• Total profit: $29,108
• Equity at exit: $54,590

10-year hold

• IRR: 17.5%
• Equity multiple: 4.31×
• Total profit: $82,393
• Equity at exit: $97,844

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 27823

• Home prices YoY: 3.1%
• Active inventory: 28
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $73

Break-even live

Break-even rent $817

Max offer price $89,000

Occupancy floor 87%

Sensitivity live

Price	-10% $124	-5% $98	+0% $73	+5% $48	+10% $23
Rent	-10% $1	-5% $37	+0% $73	+5% $109	+10% $145
Rate	-1.0pp $118	-0.5pp $96	base $73	+0.5pp $50	+1.0pp $27

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $89,000 Active 31 DOM
2. 2026-06-18
   days on market $89,000 Active 30 DOM
3. 2026-06-17
   days on market $89,000 Active 29 DOM
4. 2026-06-16
   days on market $89,000 Active 28 DOM
5. 2026-06-15
   days on market $89,000 Active 27 DOM
6. 2026-06-14
   days on market $89,000 Active 25 DOM
7. 2026-06-12
   days on market $89,000 Active 24 DOM
8. 2026-06-09
   days on market $89,000 Active 21 DOM
9. 2026-06-08
   days on market $89,000 Active 20 DOM
10. 2026-06-07
    days on market $89,000 Active 19 DOM
11. 2026-06-07
    days on market $89,000 Active 18 DOM
12. 2026-06-02
    days on market $89,000 Active 14 DOM
13. 2026-06-01
    days on market $89,000 Active 13 DOM
14. 2026-05-31
    days on market $89,000 Active 12 DOM
15. 2026-05-30
    days on market $89,000 Active 11 DOM
16. 2026-05-19
    listed $89,000 Active
17. 2026-05-18
    listed $89,000 Active 223-char remark

    Show marketing remark (223 chars)

    AUCTION~ cash, ''as is''. Price shown is tax value. One of 46 properties in an investment portfolio. This property consists of 3 houses, Tenant occupied, $1,600/mo. Access our website for all the addresses in this offering.

18. 2011-04-01
    soldstatus $13,000
19. 2010-11-16
    soldstatus $68,000
20. 2003-08-05
    soldstatus $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,912
• − Mortgage interest: −$4,985
• − Property taxes: −$1,697
• − Insurance: −$445
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$2,589
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,010/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Halifax County Schools
• NCES district ID: 3701950
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 24% ▼ -1.00%
• Median HH income: $29,104
• Composite: 11.7/100
• National rank: #9690
• State rank: #177 of 178 in NC

Livability — Enfield

• Score: 59/100
• State rank: #556
• US rank: #20483

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing C Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enfield, NC
• Population (ZIP): 6,498

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 12% Two or more races 3% Native American 2% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.76%
• Current HPI: 188.4289
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

-11.0% since first listed

5 events — show timeline

• 2026-05-19 Listed $89,000 TMLS
• 2026-05-18 Listed $89,000 Hive MLS
• 2011-04-01 Sold (Public Records) $13,000 Public Records
• 2010-11-16 Sold (Public Records) $68,000 Public Records
• 2003-08-05 Sold (Public Records) $100,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,697 · +0.5% YoY. Source: county tax records.