16121 Palomino Rd · Laurinburg, NC 28352

$99,900

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 393 Days on market

Built 1967 0.29 ac lot Est $124k · 19% under ↓ 20% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks

BACK ON MARKET THROUGH NO FAULT OF THE PROPERTY OR SELLER! 2 Bedroom, 1 Bath, Living room, Kitchen, Den, Office, Detached Storage Building or Workshop. Concrete driveway, large covered deck in front and patio in back. Fenced yard. Gas water heater & gas pack central heat & air. Had been being rented since 2018 but being sold now. Lots of improvements like painting, cleaning, new carpet, some blinds etc. Lots to offer with this home at a great price.

Key facts

• 0.29 acre lot
• Built 1967
• Listed 393 days

Property features AI

Finance

• Other: Zoning: R6; Lot dimensions approximately 70 x 170 x 78 x 176 (0.29 acre); Road frontage on city street and state road; Subdivision: Langley Place
• HOA & community: No association amenities

Exterior

• Parking: Concrete parking
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding construction; Shingle roof; Foundation: see remarks
• Exterior features: Deck; Patio; Front yard; Chain link fencing around front and back yard; Storage structure; Workshop; Property has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 8.5% vs local median 5.1% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Johnson Elementary (math 28% / reading 35%, grade F, #945 of 1,410 statewide, top 68%, 672 students, 100% FRL); Spring Hill Middle (math 25% / reading 29%, grade F, #374 of 475 statewide, top 80%, 643 students, 99% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 99% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 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 1967 — 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: 1.02% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $123,872
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17160 Highland Rd	0.64mi	3/2.0 (+1)	1,328 (+5%)	12mo	$165,000	$124	43
17100 Barnes Dr	0.58mi	3/1.0 (+1)	1,104 (-13%)	5mo	$108,000	$98	43
806 Beech St	0.73mi	3/1.0 (+1)	1,325 (+5%)	16mo	$140,000	$106	40
518 Queensdale St	0.71mi	3/1.5 (+1)	1,240 (-2%)	21mo	$111,000	$90	39
810 Beech St	0.72mi	3/1.0 (+1)	1,325 (+5%)	17mo	$65,000	$49	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,628
• Equity at exit: $14,895

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $10,776
• Equity at exit: $8,638

Cash invested: $27,972 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 158
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $182

Break-even live

Break-even rent $784

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 W Allen Ln Laurinburg, NC	3.0	2.0	1503	$1,250	$0.83	23d	1	0.51mi
16800 Jessica Rd Laurinburg, NC	3.0	2.0	1152	$895	$0.78	23d	1	0.56mi
16800 Jessica Rd Laurinburg, NC	3.0	2.0	1152	$895	$0.78	13d	1	0.56mi

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 393 DOM
2. 2026-06-17
   days on market $99,900 Active 392 DOM
3. 2026-06-16
   days on market $99,900 Active 391 DOM
4. 2026-06-15
   days on market $99,900 Active 390 DOM
5. 2026-06-14
   days on market $99,900 Active 388 DOM
6. 2026-06-13
   days on market $99,900 Active 387 DOM
7. 2026-06-10
   days on market $99,900 Active 385 DOM
8. 2026-06-09
   days on market $99,900 Active 384 DOM
9. 2026-06-08
   days on market $99,900 Active 383 DOM
10. 2026-06-07
    days on market $99,900 Active 382 DOM
11. 2026-06-05
    days on market $99,900 Active 379 DOM
12. 2026-06-03
    days on market $99,900 Active 378 DOM
13. 2026-06-02
    days on market $99,900 Active 377 DOM
14. 2026-06-01
    days on market $99,900 Active 376 DOM
15. 2026-05-31
    days on market $99,900 Active 375 DOM
16. 2026-05-30
    days on market $99,900 Active 374 DOM
17. 2026-03-11
    status Active
18. 2026-02-24
    historical Active Under Contract
19. 2025-10-30
    price $99,900
20. 2025-05-21
    listed $124,900 Active
21. 2025-05-15
    historical $124,900

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$175/yr (+$15/mo · 27.1%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $12,169
• − Mortgage interest: −$5,596
• − Property taxes: −$644
• − Insurance: −$500
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,906
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,045/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,177
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

-20.0% since first listed

5 events — show timeline

• 2026-03-11 Relisted — Hive MLS
• 2026-02-24 Contingent — Hive MLS
• 2025-10-30 Price Changed $99,900 Hive MLS
• 2025-05-21 Listed $124,900 Hive MLS
• 2025-05-15 Coming Soon $124,900 Hive MLS

Property tax history

+0.7%/yr

Latest (2024): $644 · -0.9% YoY. Source: county tax records.