100 Hickory St · Rhodhiss, NC 28667

$99,900

4 bd · 1.0 ba · 1,612 sqft · SingleFamily · 65 Days on market

Built 1904 Poor condition 0.44 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Discover an investor’s opportunity in the historic Pacific Mills subdivision of Rhodhiss — a true mill village community located near the Rhodhiss Dam and the Catawba River, which flows into Lake Hickory. This 4-bedroom, 1-bath home was occupied until September 2024 and is ready for a full renovation. Ideal for those looking to restore and revitalize, the property offers city water and sewer availability, private streets, and a setting surrounded by both long-standing mill homes and two recently rehabbed neighboring residences now being lived in. Power is currently off, and the home will require complete updates throughout, making it a strong candidate for investors, flippers, o

Key facts

• Near catawba river
• Near rhodhiss dam
• Private streets

Tags

• MILL VILLAGE COMMUNITY
• NEAR RHODHISS DAM
• NEAR CATAWBA RIVER
• PRIVATE STREETS
• SURROUNDED BY MILL HOMES
• PROXIMITY TO THE RIVER

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking, with space in front of the home
• Utilities: City water; Public sewer; Other utilities (see remarks)
• Home design: Single-family residential; One and one-half story
• Construction: Site-built home; Partial brick and vinyl exterior; Roof described as 'Other - See Remarks'; Basement foundation
• Exterior features: Rolling slope lot; Dirt road access on a privately maintained road; Front driveway parking

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms total (2 on the main level, 2 on the upper level)
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: 8 total rooms; Dirt-floored, unfinished basement with exterior entry and storage space
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#515 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Caldwell County Schools (suburban): math 38% / reading 46% proficiency, ranked #106 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granite Falls Elementary (math 59% / reading 59%, grade B-, #228 of 1,410 statewide, top 16%, 582 students, 56% FRL); South Caldwell High (math 55% / reading 51%, grade C-, #281 of 535 statewide, top 53%, 1,317 students, 50% FRL) — zoned schools at 53% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Caldwell County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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.
10. 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.
11. 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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $270,816
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Hickory St Unit A	0.02mi	3/2.5 (-1)	1,455 (-10%)	3mo	$261,500	$180	69
202 Hickory St	0.04mi	3/2.0 (-1)	1,521 (-6%)	15mo	$255,000	$168	67
175 Duke St	0.33mi	3/1.0 (-1)	1,408 (-13%)	11mo	$219,000	$156	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.41×
• Total profit: $39,367
• Equity at exit: $44,919

10-year hold

• IRR: 25.6%
• Equity multiple: 4.65×
• Total profit: $102,030
• Equity at exit: $69,226

Cash invested: $27,972 (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 28667

• Active inventory: 2
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $428

Break-even live

Break-even rent $958

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $497	-5% $463	+0% $428	+5% $394	+10% $359
Rent	-10% $310	-5% $369	+0% $428	+5% $487	+10% $547
Rate	-1.0pp $478	-0.5pp $454	base $428	+0.5pp $402	+1.0pp $376

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Duke Power Rd Unit 1 Granite Falls, NC	3.0	2.0	1500	$1,500	$1.00	14d	1	0.43mi

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 65 DOM
2. 2026-06-18
   price $99,900 Active 64 DOM
3. 2026-06-18
   days on market $129,900 Active 64 DOM
4. 2026-06-17
   days on market $129,900 Active 63 DOM
5. 2026-06-16
   days on market $129,900 Active 62 DOM
6. 2026-06-15
   days on market $129,900 Active 61 DOM
7. 2026-06-14
   days on market $129,900 Active 59 DOM
8. 2026-06-13
   days on market $129,900 Active 58 DOM
9. 2026-06-10
   days on market $129,900 Active 56 DOM
10. 2026-06-09
    days on market $129,900 Active 55 DOM
11. 2026-06-08
    days on market $129,900 Active 54 DOM
12. 2026-06-07
    days on market $129,900 Active 53 DOM
13. 2026-06-03
    days on market $129,900 Active 49 DOM
14. 2026-06-02
    days on market $129,900 Active 48 DOM
15. 2026-05-31
    days on market $129,900 Active 46 DOM
16. 2026-05-30
    days on market $129,900 Active 45 DOM
17. 2026-04-15
    listed $129,900 Active

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,906
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,220/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including a new roof, siding, and interior systems, to become move-in ready. Significant value can be added through these improvements, making it a strong candidate for investors and flippers.

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Exposed plumbing in bath — Safety hazard
• Major Peeling paint and damaged siding — Structural integrity
• Major Overgrown landscaping — Aesthetics
• Major Exposed subflooring and missing flooring — Safety hazard
• Major Exposed drywall and unfinished ceiling — Safety hazard

Value-add opportunities

• Both New roof — Protects the home and improves curb appeal
• Both New siding and paint — Enhances curb appeal and protects the home
• Both New flooring and cabinets — Improves functionality and aesthetics
• Both New electrical and plumbing systems — Ensures safety and functionality
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen · Safety hazard	Major	$15,000–50,000
Exposed plumbing in bath · Safety hazard	Major	$15,000–50,000
Peeling paint and damaged siding · Structural integrity	Major	$15,000–50,000
Overgrown landscaping · Aesthetics	Major	$15,000–50,000
Exposed subflooring and missing flooring · Safety hazard	Major	$15,000–50,000
Exposed drywall and unfinished ceiling · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — Protects the home and improves curb appeal ↑
• Both New siding and paint — Enhances curb appeal and protects the home ↑
• Both New flooring and cabinets — Improves functionality and aesthetics ↑
• Both New electrical and plumbing systems — Ensures safety and functionality ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Caldwell County Schools
• NCES district ID: 3700580
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,165
• Composite: 34.9/100
• National rank: #5079
• State rank: #106 of 178 in NC

Livability — Rhodhiss

• Score: 60/100
• State rank: #515
• US rank: #18892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rhodhiss, NC
• City population: 282
• Population (ZIP): 282

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 77,603 people
• By 2030: 74,714 · -3.7%
• By 2040: 67,732 · -12.7%
• By 2050: 59,938 · -22.8%
• By 2075: 43,232 · -44.3%
• By 2100: 28,894 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Asian 13% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Scotch-Irish 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 73% English-only · Spanish 18% Tagalog/Filipino 5% Other Asian/Pacific 4%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+52.6) · D 23.4% · R 76.0%
• 2008→2024 swing: -22.9pp toward R · 2008: -29.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+51.1 2016: R+50.6 2012: R+35.7 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-04-15 Listed $129,900 CANOPYMLS as Distributed by MLS Grid