3833 1st Ave SW · Long View, NC 28602

$190,000

4 bd · 1.0 ba · 1,301 sqft · SingleFamily public records · 56 Days on market

Built 1932 0.32 ac lot Est $239k · 21% 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1932 home situated on a desirable corner lot! The main home features 3 bedrooms and 1.5 baths, offering classic character with plenty of space. A standout feature is the detached garage with an upstairs living area, complete with 1 bedroom and 1 bath—perfect for guests, rental income, or a private workspace. The property also boasts a new roof installed in 2025, adding peace of mind for future owners. A unique opportunity with versatility and potential—don’t miss it!

Key facts

• Upstairs living area
• New roof
• Detached garage

Tags

• DETACHED GARAGE
• UPSTAIRS LIVING AREA
• NEW ROOF

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Detached garage (1 garage space); Main level garage present
• Utilities: City water; Public sewer
• Home design: Single-family residential; Site-built construction; One and one-half levels; Second living quarters present
• Construction: Built with aluminum, partial brick, vinyl, and wood materials; Metal roof; Basement foundation
• Exterior features: Corner lot; Publicly maintained road access; Road surfaces include asphalt, dirt, concrete, paved, and other

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Four total bedrooms (2 upper, 1 main, 1 in second living quarters)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Other heating (see remarks); Central air conditioning; Window unit(s); Other cooling (see remarks)
• Interior features: Unfinished basement; One room count listed
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $179k (5.9% below list).
• Recommended offer: $179k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#416 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F, employment F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hildebran Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 320 students, 77% FRL); East Burke Middle (math 43% / reading 54%, grade C-, #127 of 475 statewide, top 28%, 645 students, 71% FRL); East Burke High (math 67% / reading 52%, grade C+, #216 of 535 statewide, top 43%, 879 students, 64% FRL) — zoned schools average 71% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 422 units permitted in Burke County in 2024 (94 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $81k; list at $190k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,824 (5.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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 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?
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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $239,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 11th St NE	0.27mi	3/2.0 (-1)	1,330 (+2%)	3mo	$195,000	$147	72
515 37th St SW	0.34mi	3/1.0 (-1)	1,313 (+1%)	12mo	$221,000	$168	68
330 33rd St SW	0.26mi	3/1.0 (-1)	1,370 (+5%)	11mo	$129,000	$94	65
400 37th St SW	0.26mi	3/2.0 (-1)	1,392 (+7%)	11mo	$120,000	$86	58
1013 37th St SW	0.60mi	3/2.0 (-1)	1,300 (-0%)	9mo	$274,500	$211	55
925 37th St SW	0.56mi	3/1.5 (-1)	1,250 (-4%)	10mo	$200,000	$160	52
1225 39th Street Cir SW	0.68mi	3/2.0 (-1)	1,260 (-3%)	2mo	$259,000	$206	52
103 Pine Meadows Cir	0.63mi	3/2.0 (-1)	1,290 (-1%)	11mo	$265,000	$205	51
202 Pine Meadows St	0.67mi	3/2.0 (-1)	1,264 (-3%)	10mo	$260,000	$206	46
3119 6th Ave SW	0.54mi	3/1.5 (-1)	1,179 (-9%)	11mo	$225,000	$191	44
408 29th Street Pl SW	0.58mi	3/2.5 (-1)	1,471 (+13%)	8mo	$270,000	$184	33
937 37th St SW	0.56mi	3/2.5 (-1)	1,475 (+13%)	10mo	$269,000	$182	32

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,448
• Equity at exit: $28,330

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $18,737
• Equity at exit: $16,428

Cash invested: $53,200 (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.

Methodology + full state rankings →

ZIP-level market 28602

• Home prices YoY: -13.6%
• Rents YoY: 4.2%
• Active inventory: 211
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $256

Break-even live

Break-even rent $1,464

Max offer price $190,000

Occupancy floor 81%

Sensitivity live

Price	-10% $363	-5% $310	+0% $256	+5% $202	+10% $148
Rent	-10% $115	-5% $185	+0% $256	+5% $327	+10% $397
Rate	-1.0pp $352	-0.5pp $304	base $256	+0.5pp $207	+1.0pp $157

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 31st St SW Hickory, NC	3.0	2.5	1335	$1,775	$1.33	22d	1	0.65mi

Listing history 20 events

1. 2026-06-19
   days on market $190,000 Active 56 DOM
2. 2026-06-18
   days on market $190,000 Active 55 DOM
3. 2026-06-17
   days on market $190,000 Active 54 DOM
4. 2026-06-16
   days on market $190,000 Active 53 DOM
5. 2026-06-15
   days on market $190,000 Active 52 DOM
6. 2026-06-14
   days on market $190,000 Active 50 DOM
7. 2026-06-13
   days on market $190,000 Active 49 DOM
8. 2026-06-10
   days on market $190,000 Active 47 DOM
9. 2026-06-09
   days on market $190,000 Active 46 DOM
10. 2026-06-08
    days on market $190,000 Active 45 DOM
11. 2026-06-07
    days on market $190,000 Active 44 DOM
12. 2026-06-05
    days on market $190,000 Active 41 DOM
13. 2026-06-02
    days on market $190,000 Active 39 DOM
14. 2026-06-01
    days on market $190,000 Active 38 DOM
15. 2026-05-31
    days on market $190,000 Active 37 DOM
16. 2026-05-30
    days on market $190,000 Active 36 DOM
17. 2026-05-23
    status Active
18. 2026-05-11
    historical Active Under Contract
19. 2026-04-24
    listed $190,000 Active
20. 2007-08-09
    soldstatus $81,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$583/yr (+$49/mo · 59.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,459
• − Mortgage interest: −$10,643
• − Property taxes: −$975
• − Insurance: −$950
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,527
• Taxable loss: −$70
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,088/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Long View

• Score: 63/100
• State rank: #416
• US rank: #15606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long View, NC
• County: Catawba County · 105,763 people
• City population: 84,442
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 31,113
• Household income: $62,048
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 642.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Two or more races 7% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 4%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.01%
• Current HPI: 259.947
• Rent YoY: ▲ 4.16%
• Metro: Hickory-Lenoir-Morganton, 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

+134.6% since first listed

4 events — show timeline

• 2026-05-23 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-24 Listed $190,000 CANOPYMLS as Distributed by MLS Grid
• 2007-08-09 Sold (Public Records) $81,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $975 · -1.4% YoY. Source: county tax records.