317 NC 742 Hwy S · Wadesboro, NC 28170

$100,000

2 bd · 1.0 ba · 895 sqft · SingleFamily · 149 Days on market

Built 1948 Good condition 1.60 ac lot Garage $112/sqft · 28% below area Est $139k · 28% under ↓ 8% 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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.1/5.0
• Schools +1.7/10.0

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. Refrigerator and stove not included in sale of home.

Key facts

• Beautiful fireplace
• Open floorplan
• Large laundry area

Tags

• OPEN FLOORPLAN
• BEAUTIFUL FIREPLACE
• LARGE LAUNDRY AREA
• 12X12 DECK
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.0% 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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($88k) 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $139,291
• List price: $100,000
• Delta: -28.21%
• 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%)	7mo	$115,000	$125	85
145 W Burnsville St	0.25mi	1/1.0 (-1)	864 (-4%)	4mo	$79,900	$92	74
305 E Burnsville St	0.46mi	2/1.0	1,061 (+18%)	11mo	$156,000	$147	44
502 E Wade St	0.97mi	2/1.0	1,021 (+14%)	6mo	$135,000	$132	36
503 Graham St	0.99mi	3/1.0 (+1)	1,018 (+14%)	5mo	$70,000	$69	33
810 Demingwood St	0.81mi	2/1.0	1,047 (+17%)	10mo	$120,000	$115	32
327 Breslin St	1.10mi	3/1.0 (+1)	1,064 (+19%)	6mo	$166,920	$157	30
520 Moore St	0.81mi	3/1.0 (+1)	1,025 (+14%)	19mo	$144,200	$141	20

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $60,778
• Equity at exit: $90,088

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $174,057
• Equity at exit: $194,278

Cash invested: $28,000 (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 →

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: 15.0 mo (7%/mo absorbed)
• Median asking: $135,000 ($163/sqft)
• Median days on market: 108 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -4.5% 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: 100
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $99

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 85%

Sensitivity live

Price	-10% $168	-5% $133	+0% $99	+5% $64	+10% $30
Rent	-10% $20	-5% $59	+0% $99	+5% $138	+10% $178
Rate	-1.0pp $149	-0.5pp $124	base $99	+0.5pp $73	+1.0pp $47

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Orchard St Wadesboro, NC	3.0	1.0	1023	$1,000	$0.98	1d	1	0.52mi

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

1. 2026-09-23
   days on market $100,000 Active 149 DOM
2. 2026-09-22
   days on market $100,000 Active 148 DOM
3. 2026-09-20
   days on market $100,000 Active 146 DOM
4. 2026-09-19
   days on market $100,000 Active 144 DOM
5. 2026-09-17
   days on market $100,000 Active 143 DOM
6. 2026-09-17
   days on market $100,000 Active 142 DOM
7. 2026-09-16
   days on market $100,000 Active 141 DOM
8. 2026-09-14
   days on market $100,000 Active 140 DOM
9. 2026-09-13
   days on market $100,000 Active 139 DOM
10. 2026-09-12
    days on market $100,000 Active 138 DOM
11. 2026-09-11
    pricedays on market $100,000 Active 137 DOM
12. 2026-09-05
    days on market $115,000 Active 131 DOM
13. 2026-09-04
    days on market $115,000 Active 130 DOM
14. 2026-09-03
    days on market $115,000 Active 129 DOM
15. 2026-09-02
    remarks 556-char remark
16. 2026-09-02
    days on market $115,000 Active 128 DOM
17. 2026-08-29
    days on market $115,000 Active 124 DOM
18. 2026-08-28
    days on market $115,000 Active 123 DOM
19. 2026-08-27
    days on market $115,000 Active 122 DOM
20. 2026-08-25
    days on market $115,000 Active 120 DOM
21. 2026-08-24
    days on market $115,000 Active 119 DOM
22. 2026-08-23
    days on market $115,000 Active 118 DOM
23. 2026-08-22
    days on market $115,000 Active 117 DOM
24. 2026-08-21
    days on market $115,000 Active 116 DOM
25. 2026-08-20
    days on market $115,000 Active 115 DOM
26. 2026-08-19
    days on market $115,000 Active 114 DOM
27. 2026-08-18
    days on market $115,000 Active 113 DOM
28. 2026-08-17
    days on market $115,000 Active 112 DOM
29. 2026-08-16
    days on market $115,000 Active 111 DOM
30. 2026-08-15
    days on market $115,000 Active 110 DOM
31. 2026-08-14
    days on market $115,000 Active 109 DOM
32. 2026-08-13
    days on market $115,000 Active 108 DOM
33. 2026-08-12
    days on market $115,000 Active 107 DOM
34. 2026-08-11
    days on market $115,000 Active 106 DOM
35. 2026-08-10
    days on market $115,000 Active 105 DOM
36. 2026-08-09
    days on market $115,000 Active 104 DOM
37. 2026-08-08
    days on market $115,000 Active 103 DOM
38. 2026-08-07
    days on market $115,000 Active 102 DOM
39. 2026-08-06
    days on market $115,000 Active 101 DOM
40. 2026-08-05
    days on market $115,000 Active 100 DOM
41. 2026-08-04
    days on market $115,000 Active 99 DOM
42. 2026-08-03
    days on market $115,000 Active 98 DOM
43. 2026-07-31
    days on market $115,000 Active 95 DOM
44. 2026-07-30
    days on market $115,000 Active 94 DOM
45. 2026-07-29
    days on market $115,000 Active 93 DOM
46. 2026-07-27
    days on market $115,000 Active 91 DOM
47. 2026-07-25
    days on market $115,000 Active 89 DOM
48. 2026-07-24
    days on market $115,000 Active 88 DOM
49. 2026-07-23
    days on market $115,000 Active 87 DOM
50. 2026-07-22
    days on market $115,000 Active 86 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

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,909
• Taxable loss: −$431
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,290/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

Good 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: 38.1% rent · 61.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

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

Price history

-8.0% since first listed

2 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