193 Brentway Dr · Forest City, NC 28043

$89,000

2 bd · 1.0 ba · 1,166 sqft · Other public records · 6 Days on market

Built 1945 Poor condition 6.47 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this beautiful 6.47-acre countryside property featuring peaceful surroundings, and endless potential. Situated in a rural setting with no restrictions, this property offers the flexibility to renovate, rebuild, invest, or create your own private retreat. The existing single-story home offers approximately 1,166 square feet and is being sold as-is, presenting a great opportunity for investors, builders, or buyers looking for land with possibilities. Enjoy the privacy and natural beauty of country living while imagining the future potential this unique property has to offer. Whether you're dreaming of a homestead, weekend getaway, or investment project, this property is

Key facts

• 6.47 acre lot
• Built 1945
• Listed 6 days

Property features AI

Finance

• Other: Property sits on approximately 6.47 acres
• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Shared well (also notes 'Other - See Remarks' and 'None' in water source); Sewer: N/A
• Home design: Single-family residence; Residential property; One level
• Construction: Site-built construction; Asbestos shingle roof; Slab foundation
• Exterior features: Rolling slope lot; Creek/stream on the property; Wooded; Gravel road access; Private maintained road

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Two rooms total; No built-in appliances listed
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $89k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.4% vs local median 3.3% in Forest City — 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 65/100 on livability (#300 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, schools F, crime F.
• Rutherford County Schools (rural): math 43% / reading 44% proficiency, ranked #98 of 178 in NC (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 110 active listings in the ZIP; 193 units permitted in Rutherford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rutherford County population projected at -17% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1945 — 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. 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?
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: 1.22% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,068
• Equity at exit: $13,270

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $29,451
• Equity at exit: $7,695

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 28043

• Home prices YoY: -5.1%
• Active inventory: 110
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $306

Break-even live

Break-even rent $701

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $357	-5% $332	+0% $306	+5% $281	+10% $256
Rent	-10% $220	-5% $263	+0% $306	+5% $349	+10% $392
Rate	-1.0pp $351	-0.5pp $329	base $306	+0.5pp $283	+1.0pp $260

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 3 events

1. 2026-05-31
   days on market $89,000 Active 6 DOM
2. 2026-05-30
   days on market $89,000 Active 5 DOM
3. 2026-05-23
   listed $89,000 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: $596 · $50/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$133/yr (+$11/mo · 22.4%)

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

Taxation est. · year 1

• Rental income: $13,061
• − Mortgage interest: −$4,985
• − Property taxes: −$596
• − Insurance: −$445
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,589
• Taxable income: $2,355
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,111/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Significant improvements are needed to the roof, exterior siding, and landscaping to increase its resale and rental value.

Repairs flagged

• Major roof — Weathered roof tiles
• Major exterior siding — Appears damaged
• Major landscaping — Overgrown grass

Value-add opportunities

• Both landscaping and exterior maintenance — Enhances curb appeal and property value
• Both roof repair — Critical for structural integrity and safety
• Both exterior siding repair — Improves property appearance and value
• Both painting — Enhances curb appeal and property value
• Both window repair — Improves property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Weathered roof tiles	Major	$15,000–50,000
exterior siding · Appears damaged	Major	$15,000–50,000
landscaping · Overgrown grass	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior maintenance — Enhances curb appeal and property value ↑
• Both roof repair — Critical for structural integrity and safety ↑
• Both exterior siding repair — Improves property appearance and value ↑
• Both painting — Enhances curb appeal and property value ↑
• Both window repair — Improves property appearance and 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: Rutherford County Schools
• NCES district ID: 3704080
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,490
• Composite: 36.11/100
• National rank: #4753
• State rank: #98 of 178 in NC

Livability — Forest City

• Score: 65/100
• State rank: #300
• US rank: #12532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,896

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 63,695 people
• By 2030: 61,670 · -3.2%
• By 2040: 57,212 · -10.2%
• By 2050: 52,763 · -17.2%
• By 2075: 44,493 · -30.1%
• By 2100: 38,127 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 3% Iranian 1% Slovak 1%
• Foreign-born: 5% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Rutherford

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -16.0pp toward R · 2008: -31.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.8 2016: R+47.9 2012: R+33.5 2008: R+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.54%
• Current HPI: 268.3645
• 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

• 2026-05-23 Listed $89,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $596 · +11.6% YoY. Source: county tax records.