317 NC 742 Hwy S · Wadesboro, NC
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $906 – $1,684
Heat risk 6/10 · Moderate
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 51.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +26.3/30.0
- ARV discount +15.0/15.0
- Appreciation +10.0/10.0
- DSCR +8.9/10.0
- 1% rule +7.0/10.0
- Condition / age +3.8/5.0
- Rent growth +2.5/5.0
- Livability +2.1/5.0
- Schools +1.7/10.0
$115,000
317 NC 742 Hwy S · Wadesboro, NC 28170
2 bd · 1.0 ba · 895 sqft · SingleFamily
· 103 Days on market
Built 1948
1.60 ac lot
Garage
$128/sqft
· 17% below area
Est $139k · 17% under
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Don't miss this charming property just south of uptown Wadesboro! This cozy home has a desirable open floorplan with the living, dining and kitchen areas all visible to one another. A beautiful fireplace becomes the centerpiece of the living room, and a large laundry area is accessible from the living room. A 12x12 deck overlooks the large backyard that provides ample space for outdoor living. A walk-in basement crawlspace offers storage space and easy access to plumbing, electrical, and duct work.
Key facts
- Beautiful fireplace
- Open floorplan
- Large laundry area
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $297 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $115k).
- Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
- Cap rate 9.4% vs local median 5.7% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
- Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: Wadesboro Primary (math 5% / reading 5%, grade F, #1,405 of 1,410 statewide, top 100%, 290 students, 99% FRL); Anson Middle (math 16% / reading 31%, grade F, #402 of 475 statewide, top 85%, 701 students, 100% FRL); Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 98 active listings in the ZIP; lower-income renter base — watch delinquency; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).
- At $1,382/mo this rent would consume 46% of the median local household income ($36k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
- Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
- At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 103 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
- Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$104,650
(9.0% below list)
Questions for the listing agent
- It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.20% ✓
- Cap rate
- 9.39%
- Cash-on-cash
- 11.06%
- DSCR
- 1.49
- GRM
- 6.9
CMA / ARV
- ARV (median comp)
- $139,072
- List price
- $115,000
- Delta
- -17.31%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 66 Hope St | 0.09mi | 2/1.0 | 919 (+3%) | 5mo | $115,000 | $125 | 87 |
| 145 W Burnsville St | 0.25mi | 1/1.0 (-1) | 864 (-4%) | 3mo | $79,900 | $92 | 76 |
| 305 E Burnsville St | 0.46mi | 2/1.0 | 1,061 (+18%) | 10mo | $156,000 | $147 | 46 |
| 502 E Wade St | 0.97mi | 2/1.0 | 1,021 (+14%) | 4mo | $135,000 | $132 | 38 |
| 503 Graham St | 0.99mi | 3/1.0 (+1) | 1,018 (+14%) | 3mo | $70,000 | $69 | 34 |
| 810 Demingwood St | 0.81mi | 2/1.0 | 1,047 (+17%) | 9mo | $120,000 | $115 | 33 |
| 327 Breslin St | 1.10mi | 3/1.0 (+1) | 1,064 (+19%) | 5mo | $166,920 | $157 | 31 |
| 520 Moore St | 0.81mi | 3/1.0 (+1) | 1,025 (+14%) | 18mo | $144,200 | $141 | 21 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
10.0% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 32.4%
- Equity multiple
- 3.53×
- Total profit
- $81,560
- Equity at exit
- $103,601
10-year hold
- IRR
- 28.0%
- Equity multiple
- 8.00×
- Total profit
- $225,353
- Equity at exit
- $223,420
Cash invested: $32,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 5 active · 1 under contract
- Months of supply
- 7.5 mo (13%/mo absorbed)
- Median asking
- $135,000 ($165/sqft)
- Median days on market
- 62 d
- This list price
- 20% of active listings are priced below it
- ARV vs active asking
- -6.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 28170
- Home prices YoY
- 5.8%
- Active inventory
- 98
- Price-to-rent
- 6.9×
Monthly cashflow live
↻
- Estimated rent
- $1,382 medium interval (Pro) →
- Mortgage (P&I)
- −$603
- Tax est. 1.5%
- −$144 /mo · $1,725/yr
- Insurance
- −$48
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$290
- Net cashflow
- $297
Break-even live
Break-even rent
$1,006
Max offer price
$115,000
Occupancy floor
74%
Sensitivity live
| Price | -10% $376 | -5% $337 | +0% $297 | +5% $257 | +10% $217 |
|---|---|---|---|---|---|
| Rent | -10% $188 | -5% $242 | +0% $297 | +5% $351 | +10% $406 |
| Rate | -1.0pp $355 | -0.5pp $326 | base $297 | +0.5pp $267 | +1.0pp $237 |
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
- $28,750
- Closing costs
- $3,450
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Financial info
- No restrictions
- HOA & community
- No HOA
Exterior
- Parking
- Driveway (no main-level garage)
- Utilities
- City waterPublic sewerNatural gas service
- Home design
- Single-family residenceOne storySite-built constructionVinyl exterior
- Construction
- Crawl space foundation
- Exterior features
- 1.6-acre lotDriveway accessDirt and paved road surfacesPublicly maintained road
Interior
- Kitchen
- Electric rangeRefrigerator
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- TileLinoleumWood
- Bathrooms
- 1 full bathroom on the main level
- Heating & cooling
- Forced air heating (natural gas)Ceiling fansWindow unit cooling
- Interior features
- 3 total roomsLiving room fireplaceExterior-entry basement
- Laundry & utility
- Laundry on the main levelElectric water heater
Listing history 50 events
-
2026-08-08days on market $115,000 Active 103 DOM
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2026-08-07days on market $115,000 Active 102 DOM
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2026-08-06days on market $115,000 Active 101 DOM
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2026-08-05days on market $115,000 Active 100 DOM
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2026-08-04days on market $115,000 Active 99 DOM
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2026-08-03days on market $115,000 Active 98 DOM
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2026-07-31days on market $115,000 Active 95 DOM
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2026-07-30days on market $115,000 Active 94 DOM
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2026-07-29days on market $115,000 Active 93 DOM
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2026-07-27days on market $115,000 Active 91 DOM
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2026-07-25days on market $115,000 Active 89 DOM
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2026-07-24days on market $115,000 Active 88 DOM
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2026-07-23days on market $115,000 Active 87 DOM
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2026-07-22days on market $115,000 Active 86 DOM
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2026-07-21days on market $115,000 Active 85 DOM
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2026-07-20days on market $115,000 Active 84 DOM
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2026-07-18days on market $115,000 Active 82 DOM
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2026-07-17days on market $115,000 Active 80 DOM
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2026-07-15days on market $115,000 Active 79 DOM
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2026-07-14days on market $115,000 Active 78 DOM
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2026-07-13days on market $115,000 Active 77 DOM
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2026-07-12days on market $115,000 Active 76 DOM
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2026-07-12days on market $115,000 Active 75 DOM
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2026-07-10days on market $115,000 Active 74 DOM
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2026-07-09days on market $115,000 Active 73 DOM
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2026-07-07days on market $115,000 Active 71 DOM
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2026-07-06days on market $115,000 Active 70 DOM
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2026-07-05days on market $115,000 Active 69 DOM
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2026-07-05days on market $115,000 Active 68 DOM
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2026-07-03days on market $115,000 Active 67 DOM
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2026-07-02days on market $115,000 Active 66 DOM
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2026-07-01days on market $115,000 Active 65 DOM
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2026-06-30days on market $115,000 Active 64 DOM
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2026-06-29days on market $115,000 Active 63 DOM
-
2026-06-28days on market $115,000 Active 62 DOM
-
2026-06-27days on market $115,000 Active 61 DOM
-
2026-06-26days on market $115,000 Active 60 DOM
-
2026-06-22days on market $115,000 Active 56 DOM
-
2026-06-21days on market $115,000 Active 55 DOM
-
2026-06-21days on market $115,000 Active 54 DOM
-
2026-06-18days on market $115,000 Active 52 DOM
-
2026-06-17days on market $115,000 Active 51 DOM
-
2026-06-16days on market $115,000 Active 50 DOM
-
2026-06-15days on market $115,000 Active 49 DOM
-
2026-06-13days on market $115,000 Active 47 DOM
-
2026-06-12days on market $115,000 Active 46 DOM
-
2026-06-09days on market $115,000 Active 43 DOM
-
2026-06-08days on market $115,000 Active 42 DOM
-
2026-06-07days on market $115,000 Active 41 DOM
-
2026-06-07pricedays on market $115,000 Active 40 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
- Wind 6/10 Major 51% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,581
- − Mortgage interest
- −$6,442
- − Property taxes
- −$1,725
- − Insurance
- −$575
- − Repairs & maintenance
- −$1,326
- − Management
- −$1,326
- − Depreciation
- −$3,345
- Taxable income
- $1,841
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$442
- After-tax cash flow
- $3,120/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 · 13 photos
75/100
Cosmetic rehab
Est. rehab $4,475–$13,425 screening
This charming single-family home offers a good condition with a good ROI potential through cosmetic updates.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Replace deck boards — Improves safety and appearance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 17/100
Zoned Schools
Elementary
Wadesboro Elementary
F
NC #1,405/1,410
Nat'l #40,579/41,679
Middle
Anson Middle
F
NC #402/475
Nat'l #10,902/14,009
High
Anson High School
F
NC #484/535
Nat'l #13,673/17,239
Schools (NCES district)
- District
- Anson County Schools
- NCES district ID
- 3700180
- Math proficiency
- 20% ▼ -7.00%
- Reading proficiency
- 32% ▼ -1.00%
- Median HH income
- $34,961
- Composite
- 21.41/100
- National rank
- #8348
- State rank
- #159 of 178 in NC
F
Composite livability gradescore 41/100
Livability — Wadesboro
- Score
- 41/100
- State rank
- #728
- US rank
- #27112
Category grades
Amenities F
Commute F
Cost of living A+
Crime F
Employment F
Housing C-
Health & safety F
User ratings F
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Wadesboro, NC
- County
- Anson · 23,572 people
- Metro
- Charlotte-Concord-Gastonia, NC-SC
- Population (ZIP)
- 9,595
- Household income
- $36,139
- Rent vs Own
- Severe rent burden
- 10% of renters
Population outlook (Anson County) Hauer SSP2
- Today (2025)
- 23,572 people
- By 2030
- 22,384 · -5.0%
- By 2040
- 19,976 · -15.3%
- By 2050
- 17,803 · -24.5%
- By 2075
- 13,839 · -41.3%
- By 2100
- 10,890 · -53.8%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.57)
- Race & ethnicity
- Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
- Common ancestry
- Slovak 1% Russian 1% Serbian 1%
- Foreign-born
- 4% · Canada, South Korea
- Languages at home
- 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%
Political lean MEDSL · Anson
- 2024 margin
- Toss-up / Even · D 48.4% · R 50.9%
- 2008→2024 swing
- -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
- All cycles
- 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▲ 12.62%
- Current HPI
- 228.7798
- 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 |
|
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| Industrial Machinery | 1 | $19B |
|
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Price history
-8.0% since first listed2 events — show timeline
- 2026-06-06 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
- 2026-04-27 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…