7825 Snow Hill Dr · Roseboro, NC 28382

$225,000

3 bd · 2.5 ba · 2,087 sqft · SingleFamily public records · 22 Days on market

Built 1972 0.56 ac lot Est $246k · 9% under ↓ 24% since listing

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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 +14.5/30.0
• ARV discount +11.4/15.0
• Appreciation +9.1/10.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Property features a family room addition, attached 2-car carport, primary walk-in closet, accessible ramp, irrigation system with separate meter, fenced area, and two storage buildings. HVAC replaced in 2023; water heater and septic system updated in 2022. Owned and maintained by the same family for more than 50 years. Located outside city limits.

Key facts

• Hvac replaced
• Fenced area
• Irrigation system

Tags

• ATTACHED 2-CAR CARPORT
• PRIMARY WALK-IN CLOSET
• IRRIGATION SYSTEM
• FENCED AREA
• TWO STORAGE BUILDINGS
• HVAC REPLACED

Property features AI

Exterior

• Parking: Attached parking (paved); Carport with 2 spaces
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Chain link partial fencing; No patio or porch; Has a view

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Kitchen island; Ceiling fans; Window coverings; Accessible approach with ramp; Accessible full bath; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $50 ($594/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (16.0% below list).
• Recommended offer: $189k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Salemburg Elementary (math 33% / reading 31%, grade F, #908 of 1,410 statewide, top 67%, 462 students, 99% FRL); Roseboro-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $19k appreciation (8.3% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,936 (16.0% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $246,266
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Chesters Rd	0.68mi	4/2.0 (+1)	1,966 (-6%)	2mo	$232,000	$118	50

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

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.58×
• Total profit: $99,696
• Equity at exit: $175,082

10-year hold

• IRR: 19.5%
• Equity multiple: 5.56×
• Total profit: $287,044
• Equity at exit: $351,564

Cash invested: $63,000 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $50

Break-even live

Break-even rent $1,827

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $113	+0% $50	+5% $-14	+10% $-78
Rent	-10% $-100	-5% $-25	+0% $50	+5% $124	+10% $199
Rate	-1.0pp $163	-0.5pp $107	base $50	+0.5pp $-9	+1.0pp $-68

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $225,000 Active 22 DOM
2. 2026-06-18
   days on market $225,000 Active 19 DOM
3. 2026-06-17
   days on market $225,000 Active 18 DOM
4. 2026-06-16
   days on market $225,000 Active 17 DOM
5. 2026-06-15
   days on market $225,000 Active 16 DOM
6. 2026-06-14
   days on market $225,000 Active 14 DOM
7. 2026-06-13
   days on market $225,000 Active 13 DOM
8. 2026-06-10
   days on market $225,000 Active 11 DOM
9. 2026-06-09
   days on market $225,000 Active 10 DOM
10. 2026-06-08
    days on market $225,000 Active 9 DOM
11. 2026-06-07
    days on market $225,000 Active 8 DOM
12. 2026-06-05
    days on market $225,000 Active 5 DOM
13. 2026-06-03
    days on market $225,000 Active 4 DOM
14. 2026-06-02
    days on market $225,000 Active 3 DOM
15. 2026-06-01
    days on market $225,000 Active 2 DOM
16. 2026-05-31
    remarks 349-char remark
17. 2026-05-31
    listed $225,000 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,672
• − Mortgage interest: −$12,603
• − Property taxes: −$2,033
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$6,545
• Taxable loss: −$3,262
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,377/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,659

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 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Asian/Pacific 1%

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: ▲ 8.27%
• Current HPI: 288.151
• 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

-24.5% since first listed

12 events — show timeline

• 2026-05-30 Listed $225,000 Hive MLS
• 2026-05-13 Listing Removed — Hive MLS
• 2026-02-13 Listed $259,900 Hive MLS
• 2025-12-20 Listing Removed — TMLS
• 2025-12-20 Listing Removed — Hive MLS
• 2025-11-19 Price Changed $260,000 Hive MLS
• 2025-11-19 Price Changed $260,000 TMLS
• 2025-09-02 Listed $265,000 TMLS
• 2025-09-02 Listed $265,000 Hive MLS
• 2025-07-31 Listing Removed — Hive MLS
• 2025-06-11 Price Changed $279,000 Hive MLS
• 2025-02-04 Listed $298,000 Hive MLS

Property tax history

+4.2%/yr

Latest (2025): $2,033 · +9.9% YoY. Source: county tax records.