115 Stampede Dr · Love Valley, NC 28625

$235,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 4 Days on market

Built 2000 1.30 ac lot Est $289k · 19% under

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Why this score? — see what drove the D+ 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 +14.3/30.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you crave privacy, this is for you! 1.3 acres with 3 beds and 2 full baths. 1600 spacious sq ft waiting for you to make it your own. Wood burning fireplace, garden tub, fenced in area with a lean to tractor shed to house all your outdoor supplies. Well and septic installed. Septic pumped 6 years ago. Please be respectful of the tenant and do not walk the property without prior approval.

Key facts

• 1.3 acre lot
• Built 2000
• Listed 3 days

Property features AI

Finance

• Other: Lot approximately 1.3 acres; No restrictions
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Manufactured single-family residence; One level; Permanent foundation; RA zoning
• Construction: Vinyl exterior; Manufactured construction; Permanent foundation; Built as a one-level home
• Exterior features: Front porch; Gravel road access; Private maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace in the family room; Front porch
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $41 ($498/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 $181k (22.8% below list).
• Recommended offer: $181k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#689 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Iredell-Statesville Schools (rural): math 53% / reading 52% proficiency, ranked #51 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Elementary (math 82% / reading 72%, grade A, #38 of 1,410 statewide, top 3%, 383 students, 46% FRL); The Brawley School (math 91% / reading 88%, grade A+, #2 of 475 statewide, top 0%, 639 students, 9% FRL); North Iredell High (math 37% / reading 51%, grade F, #367 of 535 statewide, top 69%, 962 students, 48% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 70% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Iredell-Statesville Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 289 active listings in the ZIP; 1,955 units permitted in Iredell County in 2024 (128 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Iredell County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $181,488 (22.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $288,792
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Arrington Rd	0.35mi	3/2.0	1,568 (+4%)	8mo	$300,000	$191	71
119 Isaac Rd	0.23mi	2/2.0 (-1)	1,416 (-6%)	15mo	$270,000	$191	61
138 Arrington Rd	0.30mi	3/2.0	1,699 (+12%)	10mo	$354,900	$209	57

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,064
• Equity at exit: $35,039

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-30,551
• Equity at exit: $20,319

Cash invested: $65,800 (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 28625

• Home prices YoY: -22.3%
• Rents YoY: 2.7%
• Active inventory: 289
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $41

Break-even live

Break-even rent $1,762

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $108	+0% $41	+5% $-25	+10% $-92
Rent	-10% $-102	-5% $-30	+0% $41	+5% $113	+10% $185
Rate	-1.0pp $160	-0.5pp $101	base $41	+0.5pp $-19	+1.0pp $-81

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $235,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $235,000 Active 1 DOM
3. 2026-06-17
   days on market $235,000 Coming Soon 12 DOM
4. 2026-06-16
   days on market $235,000 Coming Soon 11 DOM
5. 2026-06-15
   days on market $235,000 Coming Soon 10 DOM
6. 2026-06-13
   days on market $235,000 Coming Soon 8 DOM
7. 2026-06-13
   days on market $235,000 Coming Soon 7 DOM
8. 2026-06-09
   days on market $235,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $235,000 Coming Soon 3 DOM
10. 2026-06-07
    remarks 393-char remark
11. 2026-06-07
    listed $235,000 Coming Soon 2 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: $744 · $62/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$1,183/yr (+$99/mo · 159.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,779
• − Mortgage interest: −$13,164
• − Property taxes: −$744
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,836
• Taxable loss: −$3,625
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,368/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: Iredell-Statesville Schools
• NCES district ID: 3702310
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $51,201
• Composite: 44.98/100
• National rank: #2703
• State rank: #51 of 178 in NC

Livability — Love Valley

• Score: 52/100
• State rank: #689
• US rank: #24846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Iredell County · 182,638 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 39,574
• Household income: $64,060
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 905.0

Population outlook (Iredell County) Hauer SSP2

• Today (2025): 194,510 people
• By 2030: 206,171 · +6.0%
• By 2040: 227,781 · +17.1%
• By 2050: 245,102 · +26.0%
• By 2075: 280,896 · +44.4%
• By 2100: 294,375 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2%

Political lean MEDSL · Iredell

• 2024 margin: Solid R (+32.6) · D 33.2% · R 65.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -24.4pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.4 2016: R+36.8 2012: R+30.5 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.88%
• Current HPI: 237.0011
• Rent YoY: ▲ 2.72%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

• 2026-06-05 Coming Soon $235,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $744 · +0.0% YoY. Source: county tax records.