736 Tobermory Rd · St. Pauls, NC 28306

$135,000

3 bd · 3.0 ba · 1,258 sqft · SingleFamily public records · 6 Days on market

Built 1967

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special. All Brick Ranch. Just Over the Bladen County Line. 3 bedrooms, 2 bathrooms, has a flex room that could be a fourth bedroom. All brick ranch style home sitting on just under an acre of land. No HVAC, no appliances, and no water heater in place. Property is being sold as-is and is priced accordingly. Solid brick construction gives you a strong starting point. The lot size offers room to breathe and potential for added value. This is a rehab opportunity for the investor or handy buyer looking to build equity.

Key facts

• All brick ranch
• Just under an acre
• Parking

Tags

• ALL BRICK RANCH
• SOLID BRICK CONSTRUCTION
• JUST UNDER AN ACRE

Property features AI

Finance

• Other: Zoning: Residential District

Exterior

• Parking: 1 covered parking space; Carport (1 space)
• Utilities: Water: Other; Sewer: Holding tank and septic tank
• Home design: Single-family residence; One story
• Construction: Brick veneer exterior; Crawl space foundation
• Exterior features: Cleared lot/topography

Interior

• Kitchen: Eat-in kitchen; Granite counters
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating
• Interior features: Eat-in kitchen; Granite counters

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 401 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bladen County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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 $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $135,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $5,728
• Equity at exit: $20,129

10-year hold

• IRR: 11.6%
• Equity multiple: 1.83×
• Total profit: $31,428
• Equity at exit: $11,672

Cash invested: $37,800 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $487

Break-even live

Break-even rent $1,018

Max offer price $135,000

Occupancy floor 65%

Sensitivity live

Price	-10% $564	-5% $526	+0% $487	+5% $449	+10% $411
Rent	-10% $358	-5% $423	+0% $487	+5% $552	+10% $617
Rate	-1.0pp $555	-0.5pp $522	base $487	+0.5pp $452	+1.0pp $417

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $135,000 Active 6 DOM
2. 2026-06-17
   days on market $135,000 Active 5 DOM
3. 2026-06-16
   days on market $135,000 Active 4 DOM
4. 2026-06-15
   days on market $135,000 Active 3 DOM
5. 2026-06-14
   remarks 529-char remark
6. 2026-06-14
   listed $135,000 Active 1 DOM

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$630/yr (+$52/mo · 132.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,616
• − Mortgage interest: −$7,562
• − Property taxes: −$477
• − Insurance: −$675
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,927
• Taxable income: $3,835
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,928/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — St. Pauls

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cumberland County · 265,314 people
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• Metro: Fayetteville, 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

+22.7% since first listed

8 events — show timeline

• 2026-06-08 Listed $135,000 LPRMLS
• 2025-01-27 Price Changed $214,000 LPRMLS
• 2024-12-14 Listed $224,000 LPRMLS
• 2023-02-21 Price Changed $209,000 LPRMLS
• 2022-11-09 Listed $219,000 LPRMLS
• 2022-06-17 Sold (Public Records) $110,000 Public Records
• 2022-06-17 Sold (MLS) $110,000 LPRMLS
• 2022-01-01 Listed $110,000 LPRMLS

Property tax history

+2.4%/yr

Latest (2025): $477 · +0.0% YoY. Source: county tax records.