697 Branton Dr · Shelby, NC 28152

$170,000

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 61 Days on market

Built 1995 0.28 ac lot Est $251k · 32% under ↓ 32% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, renovators, and visionaries! This fixer-upper sits on a . 28-acre lot and is full of potential for the right buyer. With a solid layout and plenty of space to work with, this home is ready for a transformation. Whether you’re looking to renovate and resell, create a rental, or design a home tailored to your own style, this property offers the perfect canvas. The spacious lot provides room to expand, improve outdoor living, or enhance curb appeal. Convenient location close to town amenities. Bring your ideas and unlock the potential — sold as-is.

Key facts

• Solid layout
• Spacious lot
• 28-acre lot

Tags

• 28-ACRE LOT
• SOLID LAYOUT
• SPACIOUS LOT
• CLOSE TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $51 ($606/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 $144k (15.1% below list).
• Recommended offer: $144k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Shelby — 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 75/100 on livability (#52 in NC, #4,349 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Graham Elementary (math 17% / reading 27%); Shelby Middle (math 25% / reading 42%, grade F, #299 of 475 statewide, top 64%, 630 students, 81% FRL); Shelby High (math 17% / reading 52%, grade F, #427 of 535 statewide, top 81%, 825 students, 65% FRL).
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Cleveland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 199 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($160k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,348 (15.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $250,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Lackey St	0.22mi	3/2.0	1,416 (-5%)	6mo	$272,000	$192	74
602 Charles Rd	0.21mi	4/3.0 (+1)	1,546 (+4%)	5mo	$220,000	$142	69
505 Melody Ln	0.14mi	3/2.0	1,645 (+10%)	11mo	$300,000	$182	66
901 W Elm St	0.57mi	3/2.0	1,548 (+4%)	1mo	$240,000	$155	64
1309 Briarcliff Rd	0.37mi	3/2.0	1,432 (-4%)	13mo	$235,500	$164	63
1106 Ladell Ln	0.59mi	3/2.0	1,526 (+2%)	9mo	$270,000	$177	59
1400 Lackey St	0.24mi	4/2.0 (+1)	1,668 (+12%)	12mo	$279,900	$168	52
804 Kirby St	0.63mi	3/2.0	1,629 (+9%)	1mo	$273,000	$168	52
300 Westside Dr	0.51mi	3/2.0	1,322 (-11%)	4mo	$279,000	$211	52
712 Maynard St	0.71mi	3/2.5	1,648 (+10%)	5mo	$267,000	$162	41
506 Gold St	0.67mi	3/1.0	1,305 (-12%)	10mo	$140,000	$107	38
1153 N Woodhill Dr	0.62mi	3/1.0	1,278 (-14%)	10mo	$217,500	$170	37

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-24,361
• Equity at exit: $25,348

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-17,195
• Equity at exit: $14,698

Cash invested: $47,600 (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 28152

• Home prices YoY: -34.4%
• Active inventory: 199
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $51

Break-even live

Break-even rent $1,380

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $147	-5% $99	+0% $51	+5% $2	+10% $-46
Rent	-10% $-64	-5% $-7	+0% $51	+5% $108	+10% $165
Rate	-1.0pp $136	-0.5pp $94	base $51	+0.5pp $6	+1.0pp $-38

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-02-25
   listed $170,000 Active
3. 2025-09-22
   price $190,000
4. 2025-07-29
   listed $250,000 Active

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,530 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,322
• − Mortgage interest: −$9,523
• − Property taxes: −$1,530
• − Insurance: −$850
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,945
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,158/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Shelby

• Score: 75/100
• State rank: #52
• US rank: #4349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, NC
• County: Cleveland County · 83,736 people
• City population: 26,134
• Metro: Shelby, NC
• Population (ZIP): 26,134
• Household income: $57,806
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 768.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.69%
• Current HPI: 223.0302
• Rent YoY: —
• Metro: Shelby, 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

-32.0% since first listed

4 events — show timeline

• 2026-04-27 Pending — SPMLS
• 2026-02-25 Listed $170,000 SPMLS
• 2025-09-22 Price Changed $190,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Listed $250,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2025): $1,530 · +42.0% YoY. Source: county tax records.