107 W Alsop St · Enfield, NC 27823

$55,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 87 Days on market

Built 1920

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Good investment chance! Easy to fix! Good income rent house! Sell as is condition!

Key facts

• Built 1920
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $55k).
• Recommended offer: $52k (6.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Inborden Elementary S.T.E.A.M. Academy (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 206 students, 98% FRL); Enfield Middle S.T.E.A.M. Academy (math 2% / reading 15%, grade F, #475 of 475 statewide, top 100%, 210 students, 99% FRL); Southeast Halifax Collegiate Prep Academ (math 5% / reading 34%, grade F, #492 of 535 statewide, top 93%, 196 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.51%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $140,462
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Bell St	0.51mi	3/1.0	1,200 (+8%)	10mo	$165,000	$138	54
400 Mcgwigan St	0.17mi	2/1.0 (-1)	1,000 (-10%)	21mo	$60,000	$60	53
300 W Bryant St	0.69mi	3/2.0	1,156 (+4%)	7mo	$33,000	$29	50
104 Busbee Ct	0.42mi	3/2.0	1,025 (-7%)	19mo	$130,000	$127	48

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: 44.4%
• Equity multiple: 3.81×
• Total profit: $43,287
• Equity at exit: $33,735

10-year hold

• IRR: 41.7%
• Equity multiple: 7.85×
• Total profit: $105,434
• Equity at exit: $60,465

Cash invested: $15,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $443

Break-even live

Break-even rent $426

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $474	-5% $458	+0% $443	+5% $427	+10% $412
Rent	-10% $365	-5% $404	+0% $443	+5% $482	+10% $521
Rate	-1.0pp $471	-0.5pp $457	base $443	+0.5pp $429	+1.0pp $414

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $55,000 Active 87 DOM
2. 2026-06-21
   days on market $55,000 Active 86 DOM
3. 2026-06-19
   days on market $55,000 Active 84 DOM
4. 2026-06-18
   days on market $55,000 Active 83 DOM
5. 2026-06-17
   days on market $55,000 Active 82 DOM
6. 2026-06-16
   days on market $55,000 Active 81 DOM
7. 2026-06-15
   days on market $55,000 Active 80 DOM
8. 2026-06-14
   days on market $55,000 Active 78 DOM
9. 2026-06-12
   days on market $55,000 Active 77 DOM
10. 2026-06-09
    days on market $55,000 Active 74 DOM
11. 2026-06-08
    days on market $55,000 Active 73 DOM
12. 2026-06-07
    days on market $55,000 Active 72 DOM
13. 2026-06-07
    days on market $55,000 Active 71 DOM
14. 2026-06-02
    days on market $55,000 Active 67 DOM
15. 2026-06-01
    days on market $55,000 Active 66 DOM
16. 2026-05-31
    days on market $55,000 Active 65 DOM
17. 2026-05-30
    days on market $55,000 Active 64 DOM
18. 2026-03-23
    listed $55,000 Active

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$148/yr (+$12/mo · 48.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $11,841
• − Mortgage interest: −$3,081
• − Property taxes: −$303
• − Insurance: −$275
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,600
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,190/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

1 event — show timeline

• 2026-03-23 Listed $55,000 Fizber.com

Property tax history

-1.5%/yr

Latest (2023): $303 · +1.3% YoY. Source: county tax records.