1116 W Elizabeth Street W · Clinton, NC 28328

$112,500

3 bd · 1.0 ba · 1,739 sqft · SingleFamily public records · 101 Days on market

Built 1928 0.92 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors!! Spacious 3 Bed 2 Bath home on . 92 acre lot!! Great location and Clinton City Limits!! Property being sold ''AS IS. '' Offers will not be reviewed until next week.

Key facts

• 0.92 acre lot
• Garage
• Built 1928

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage with space for 1 car; On-site parking (1 total parking space)
• Utilities: Public water; Water available
• Home design: Single-family residence; One story
• Construction: Metal roof; Construction materials: see remarks; Built on crawl space foundation
• Exterior features: Front porch; No additional exterior features listed; No fencing

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Heating system listed as Other
• Interior features: Crawl space basement; Has view; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#261 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.
• Clinton City Schools (town): math 46% / reading 40% proficiency, ranked #102 of 178 in NC (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Langdon C Kerr Elementary (396 students, 99% FRL); Sampson Middle (math 43% / reading 44%, grade D, #182 of 475 statewide, top 40%, 647 students, 100% FRL); Clinton High (math 62% / reading 44%, grade C-, #281 of 535 statewide, top 53%, 851 students, 99% FRL) — zoned schools average 99% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $112k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $102,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 D-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 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?
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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $264,328
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Colonial Dr	0.13mi	3/2.0	1,870 (+8%)	1mo	$222,000	$119	77
113 Jefferson St	0.20mi	3/2.0	1,551 (-11%)	1mo	$274,000	$177	68
100 Miami St	0.67mi	3/2.0	1,730 (-0%)	13mo	$256,156	$148	53
112 Miami St	0.60mi	3/2.5	1,754 (+1%)	14mo	$310,000	$177	53
105 Miami St	0.67mi	3/2.0	1,730 (-0%)	14mo	$256,156	$148	52
109 Miami St	0.64mi	3/2.5	1,730 (-0%)	14mo	$262,612	$152	52
105 & Lot 3 Harmon St	0.50mi	2/2.0 (-1)	1,480 (-15%)	10mo	$135,000	$91	34
111 Miami St	0.64mi	3/2.0	1,496 (-14%)	13mo	$340,000	$227	32

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $104
• Equity at exit: $16,774

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $23,756
• Equity at exit: $9,727

Cash invested: $31,500 (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 28328

• Home prices YoY: -17.3%
• Active inventory: 149
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $288

Break-even live

Break-even rent $984

Max offer price $112,500

Occupancy floor 74%

Sensitivity live

Price	-10% $365	-5% $326	+0% $288	+5% $249	+10% $210
Rent	-10% $181	-5% $234	+0% $288	+5% $341	+10% $394
Rate	-1.0pp $344	-0.5pp $316	base $288	+0.5pp $258	+1.0pp $229

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $112,500 Active 101 DOM
2. 2026-06-18
   days on market $112,500 Active 99 DOM
3. 2026-06-17
   days on market $112,500 Active 98 DOM
4. 2026-06-16
   days on market $112,500 Active 97 DOM
5. 2026-06-15
   days on market $112,500 Active 96 DOM
6. 2026-06-13
   days on market $112,500 Active 94 DOM
7. 2026-06-12
   days on market $112,500 Active 93 DOM
8. 2026-06-09
   days on market $112,500 Active 90 DOM
9. 2026-06-08
   days on market $112,500 Active 89 DOM
10. 2026-06-07
    days on market $112,500 Active 88 DOM
11. 2026-06-07
    days on market $112,500 Active 87 DOM
12. 2026-06-04
    days on market $112,500 Active 84 DOM
13. 2026-06-02
    days on market $112,500 Active 83 DOM
14. 2026-06-01
    days on market $112,500 Active 82 DOM
15. 2026-05-31
    remarks 154-char remark
16. 2026-05-31
    listed $112,500 Active 81 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,177
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,273
• Taxable income: $1,764
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,027/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: Clinton City Schools
• NCES district ID: 3700930
• Math proficiency: 46% ▲ 7.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $34,166
• Composite: 35.5/100
• National rank: #4919
• State rank: #102 of 178 in NC

Livability — Clinton

• Score: 66/100
• State rank: #261
• US rank: #11402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, NC
• City population: 26,314
• Population (ZIP): 26,314

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 29% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.24%
• Current HPI: 236.0823
• 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

+462.5% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $112,500 Hive MLS
• 2026-03-10 Listed $125,000 Hive MLS
• 2022-08-01 Sold (MLS) $63,000 Hive MLS
• 2022-02-04 Listing Removed — Hive MLS
• 2021-12-29 Listed $79,000 Hive MLS
• 2002-02-22 Sold (Public Records) $20,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $171 · +5.6% YoY. Source: county tax records.