200 Peach St · Shelby, NC 28150

$164,900

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 20 Days on market

Built 1955 0.37 ac lot Est $225k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Charming 3-bedroom, 1-bath brick home offering comfort, functionality, and timeless appeal! Situated on a level lot with a fenced backyard, this property is perfect for pets, or simply enjoying outdoor living. Inside, you’ll find hardwood floors throughout the main living areas along with durable ceramic tile in the kitchen and bathrooms. Conveniently located near shopping, dining, schools, and major roadways, this home is a wonderful opportunity for homeowners or investors alike. Don't miss the opportunity to put your own TLC into this home!!

Key facts

• Near dining
• Near shopping
• Level lot

Tags

• FENCED BACKYARD
• HARDWOOD FLOORS
• CERAMIC TILE
• LEVEL LOT
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Paved driveway; No garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Deck; Fenced yard; Level, wooded lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (details in remarks)
• Interior features: Laminate counters; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (17.9% below list).
• Recommended offer: $135k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Shelby — 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 75/100 on livability (#52 in NC, #4,349 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 429 students, 98% FRL); Shelby Middle (math 25% / reading 42%, grade F, #299 of 475 statewide, top 64%, 630 students, 81% FRL); Shelby High (math 17% / reading 52%, grade F, #427 of 535 statewide, top 81%, 825 students, 65% FRL) — zoned schools average 82% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 247 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $165k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,433 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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 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?
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: 0.82% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $225,207
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Park St	0.19mi	3/2.5	1,496 (+14%)	2mo	$218,000	$146	61
110 Gilliatt St	0.38mi	3/2.0	1,274 (-3%)	14mo	$218,000	$171	61
108 Gilliatt St	0.38mi	3/2.0	1,300 (-1%)	19mo	$240,000	$185	60
112 Gilliatt St #1	0.38mi	3/2.0	1,192 (-10%)	11mo	$199,900	$168	53
812 Willow Estates Dr	0.75mi	3/2.0	1,388 (+5%)	1mo	$294,900	$212	51
123 N Poston St	0.52mi	2/2.0 (-1)	1,382 (+5%)	11mo	$150,000	$109	49
106 Gilliatt St	0.37mi	3/2.0	1,480 (+12%)	12mo	$310,000	$209	48
308 Cherryville Rd	0.72mi	3/1.5	1,306 (-1%)	21mo	$205,000	$157	46
816 Willow Estates Dr	0.75mi	3/2.0	1,172 (-11%)	1mo	$274,900	$235	42

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 · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.53×
• Total profit: $-21,772
• Equity at exit: $24,587

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $3,579
• Equity at exit: $14,258

Cash invested: $46,172 (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 28150

• Home prices YoY: -2.0%
• Rents YoY: 6.7%
• Active inventory: 247
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-3

Break-even live

Break-even rent $1,358

Max offer price $164,343

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $44	+0% $-3	+5% $-50	+10% $-97
Rent	-10% $-110	-5% $-57	+0% $-3	+5% $50	+10% $104
Rate	-1.0pp $80	-0.5pp $39	base $-3	+0.5pp $-46	+1.0pp $-89

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $164,900 Active 20 DOM
2. 2026-06-19
   days on market $164,900 Active 18 DOM
3. 2026-06-18
   days on market $164,900 Active 17 DOM
4. 2026-06-17
   days on market $164,900 Active 16 DOM
5. 2026-06-16
   days on market $164,900 Active 15 DOM
6. 2026-06-15
   days on market $164,900 Active 14 DOM
7. 2026-06-14
   days on market $164,900 Active 12 DOM
8. 2026-06-13
   days on market $164,900 Active 11 DOM
9. 2026-06-10
   days on market $164,900 Active 9 DOM
10. 2026-06-09
    days on market $164,900 Active 8 DOM
11. 2026-06-08
    days on market $164,900 Active 7 DOM
12. 2026-06-07
    days on market $164,900 Active 6 DOM
13. 2026-06-05
    days on market $164,900 Active 3 DOM
14. 2026-06-03
    days on market $164,900 Active 2 DOM
15. 2026-06-01
    remarks 549-char remark
16. 2026-06-01
    listed $164,900 Active 1 DOM

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,252
• − Mortgage interest: −$9,237
• − Property taxes: −$1,675
• − Insurance: −$824
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,797
• Taxable loss: −$2,882
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $654/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Shelby

• Score: 75/100
• State rank: #52
• US rank: #4349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, NC
• County: Cleveland County · 83,736 people
• City population: 26,134
• Metro: Shelby, NC
• Population (ZIP): 28,142
• Household income: $55,832
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 790.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.92%
• Current HPI: 447.16
• Rent YoY: ▲ 6.66%
• Metro: Shelby, NC
• 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

+57.0% since first listed

2 events — show timeline

• 2025-06-30 Listed $164,900 SPMLS
• 2019-10-28 Sold (Public Records) $105,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,675 · +33.4% YoY. Source: county tax records.