1452 Big Piney Grove Rd · Bonnetsville, NC 28328

$169,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 22 Days on market

Built 1995 1.00 ac lot

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the spacious comfort of this charming home situated on your own private one-acre lot. Featuring a durable metal roof, inviting front and rear decks, and a cozy fireplace in the family room, this property offers both relaxation and functionality. The split floor plan includes a generous master bedroom with a master bath showcasing a garden tub for unwinding after a long day. With plenty of yard space for gardening, pets, or leisurely walks, this home provides the perfect blend of indoor comfort and outdoor freedom--all in a peaceful country setting.

Key facts

• Private one acre lot
• Durable metal roof
• Front and rear decks

Tags

• PRIVATE ONE ACRE LOT
• DURABLE METAL ROOF
• FRONT AND REAR DECKS
• COZY FIREPLACE
• SPLIT FLOOR PLAN
• GARDEN TUB

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Well water; Septic tank sewer; Other utilities
• Home design: Manufactured home (residential); One level; Entry level: 1
• Construction: Vinyl siding with frame construction; Metal roof; Built on crawl space
• Exterior features: Deck; Has a view; City street and state road frontage; Irregular 1-acre lot

Interior

• Bedrooms: 5 total rooms (includes bedroom(s) — room-level details not provided)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $71 ($855/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 $135k (20.0% below list).
• Recommended offer: $135k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#724 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roseboro Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 387 students, 99% FRL); Union Middle (math 25% / reading 35%, grade F, #335 of 475 statewide, top 72%, 427 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 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.
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $169k implies a 1436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $135,201 (20.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-22,934
• Equity at exit: $25,198

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-14,474
• Equity at exit: $14,612

Cash invested: $47,320 (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 28328

• Home prices YoY: -17.3%
• Active inventory: 149
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $71

Break-even live

Break-even rent $1,262

Max offer price $169,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $119	+0% $71	+5% $23	+10% $-24
Rent	-10% $-36	-5% $18	+0% $71	+5% $125	+10% $178
Rate	-1.0pp $156	-0.5pp $114	base $71	+0.5pp $27	+1.0pp $-17

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $169,000 Active 22 DOM
2. 2026-06-18
   days on market $169,000 Active 19 DOM
3. 2026-06-17
   days on market $169,000 Active 18 DOM
4. 2026-06-16
   days on market $169,000 Active 17 DOM
5. 2026-06-15
   days on market $169,000 Active 16 DOM
6. 2026-06-14
   days on market $169,000 Active 14 DOM
7. 2026-06-13
   days on market $169,000 Active 13 DOM
8. 2026-06-10
   days on market $169,000 Active 11 DOM
9. 2026-06-09
   days on market $169,000 Active 10 DOM
10. 2026-06-08
    days on market $169,000 Active 9 DOM
11. 2026-06-07
    days on market $169,000 Active 8 DOM
12. 2026-06-05
    days on market $169,000 Active 5 DOM
13. 2026-06-03
    days on market $169,000 Active 4 DOM
14. 2026-06-02
    days on market $169,000 Active 3 DOM
15. 2026-06-01
    days on market $169,000 Active 2 DOM
16. 2026-05-31
    remarks 560-char remark
17. 2026-05-31
    listed $169,000 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: $482 · $40/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$903/yr (+$75/mo · 187.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $16,224
• − Mortgage interest: −$9,467
• − Property taxes: −$482
• − Insurance: −$845
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,916
• Taxable loss: −$2,082
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,354/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Bonnetsville

• Score: 44/100
• State rank: #724
• US rank: #26754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,314

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 29% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.24%
• Current HPI: 236.0823
• 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

+1436.4% since first listed

2 events — show timeline

• 2026-05-30 Listed $169,000 Hive MLS
• 2008-06-30 Sold (Public Records) $11,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $482 · +9.9% YoY. Source: county tax records.