105 S 4th St · Macclesfield, NC 27852

$139,900

3 bd · 1.5 ba · 1,768 sqft · SingleFamily public records · 167 Days on market

Built 1922 0.26 ac lot Est $214k · 35% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This home has great potential. Has 3BR 2BA and large rooms with central heat/air. Fixer upper, repairs needed.

Key facts

• Attached carport
• Large corner lot
• Storage building

Tags

• LARGE CORNER LOT
• ROCKING-CHAIR FRONT PORCH
• ATTACHED CARPORT
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.8% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#587 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: G W Carver Elementary (math 40% / reading 30%, grade F, #825 of 1,410 statewide, top 59%, 572 students, 100% FRL); South Edgecombe Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 305 students, 99% FRL); Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($967 loan paydown + $8k appreciation (5.5% local appreciation)).
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $40k; list at $140k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $213,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 S 4th St	0.00mi	3/1.5	1,768 (0%)	0mo	$124,000	$70	100
108 W Wilson St	0.22mi	3/2.0	1,617 (-8%)	20mo	$195,000	$121	57

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

Projected returns pro-forma

5.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.13×
• Total profit: $44,117
• Equity at exit: $83,926

10-year hold

• IRR: 17.2%
• Equity multiple: 4.19×
• Total profit: $124,880
• Equity at exit: $148,841

Cash invested: $39,172 (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 27852

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $118

Break-even live

Break-even rent $1,098

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $198	-5% $158	+0% $118	+5% $79	+10% $39
Rent	-10% $20	-5% $69	+0% $118	+5% $168	+10% $217
Rate	-1.0pp $189	-0.5pp $154	base $118	+0.5pp $82	+1.0pp $45

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-25
   status Pending
2. 2026-03-12
   status Active
3. 2026-02-26
   historical Active Under Contract
4. 2025-11-09
   listed $139,900 Active
5. 2021-07-05
   soldstatus $40,000 110-char remark

   Show marketing remark (110 chars)

   This home has great potential. Has 3BR 2BA and large rooms with central heat/air. Fixer upper, repairs needed.

6. 2021-02-16
   listed $44,900 110-char remark

   Show marketing remark (110 chars)

   This home has great potential. Has 3BR 2BA and large rooms with central heat/air. Fixer upper, repairs needed.

7. 1998-10-07
   soldstatus $32,500

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$244/yr (+$20/mo · 27.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,973
• − Mortgage interest: −$7,837
• − Property taxes: −$904
• − Insurance: −$700
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,070
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,646/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 of 178 in NC

Livability — Macclesfield

• Score: 57/100
• State rank: #587
• US rank: #21557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macclesfield, NC
• Population (ZIP): 2,415

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 18% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.54%
• Current HPI: 329.159
• 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

+330.5% since first listed

7 events — show timeline

• 2026-04-25 Pending — Hive MLS
• 2026-03-12 Relisted — Hive MLS
• 2026-02-26 Contingent — Hive MLS
• 2025-11-09 Listed $139,900 Hive MLS
• 2021-07-05 Sold (MLS) $40,000 Hive MLS
• 2021-02-16 Listed $44,900 Hive MLS
• 1998-10-07 Sold (Public Records) $32,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $904 · +0.0% YoY. Source: county tax records.