2731 Tate Rd · Murphy, NC 30512

$250,000

3 bd · 2.5 ba · 1,710 sqft · SingleFamily · 16 Days on market

Built 1967 0.88 ac lot $146/sqft · 45% below area Est $451k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on nearly an acre, this charming three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort, character, and versatility. A welcoming front deck with an accessible ramp greets you at the entrance, while hardwood floors and three fireplaces create warmth throughout. The kitchen features granite countertops, and the main living areas flow beautifully for everyday living. A standout feature of this property is the private upper-level suite; complete with its own separate entrance, full bath, fireplace, and second kitchen. Ideal as an in-law suite or guest apartment. Peace of mind comes built in: a durable metal roof installed in 2020 and a hot water circulation system protect the home year-round. The detached barn offers endless potential as a workshop, storage space, or hobby area. Step outside and breathe it all in; beautiful, open land stretches around you, offering tranquility and privacy that's increasingly hard to find. And when you're ready to explore, everything you need is close at hand: Blue Ridge just 30 minutes away, Murphy within 20, a vineyard only 10 minutes down the road, and Lake Nottely just 2 miles away.

Key facts

• Separate entrance
• Metal roof
• Fully fenced acres

Tags

• FULLY FENCED ACRES
• PRIVATE UPPER-LEVEL SUITE
• SEPARATE ENTRANCE
• DETACHED BARN
• HOT WATER CIRCULATION SYSTEM
• METAL ROOF

Property features AI

Exterior

• Parking: Parking pad; One parking space
• Utilities: Public water; Septic tank; Electricity available; Water available; Electric service (other)
• Home design: Two levels; Raised foundation; Accessible approach with ramp
• Construction: Vinyl siding; Metal roof
• Exterior features: Private yard; Deck; Front porch; Fenced yard; Barn(s)

Interior

• Kitchen: Stained cabinets; Stone countertops; Dishwasher; Electric range
• Bedrooms: Two main-level bedrooms; One upper-level bedroom; Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo; One main-level full bathroom and one main-level half bath; One upper-level full bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Ceiling fans
• Interior features: Three fireplaces (family room and other room); Open concept dining area; Other interior features
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.5% below list).
• Recommended offer: $199k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Murphy — 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 66/100 on livability (#292 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union County Primary School (776 students, 57% FRL); Union County Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 679 students, 44% FRL); Union County High School (math 52% / reading 47%, grade D, #30 of 424 statewide, top 7%, 887 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 281 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $166k; list at $250k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $198,745 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1967 — 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 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. 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?
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: 0.79% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $450,957
• List price: $250,000
• Delta: -44.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2255 Tate Rd	0.43mi	3/2.0	1,532 (-10%)	5mo	$439,000	$287	56
198 Ledgestone Dr	0.34mi	3/2.0	1,551 (-9%)	18mo	$449,000	$289	52

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-50,519
• Equity at exit: $37,276

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-56,795
• Equity at exit: $21,615

Cash invested: $70,000 (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 30512

• Home prices YoY: -12.8%
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-158

Break-even live

Break-even rent $2,187

Max offer price $227,194

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-71	+0% $-158	+5% $-244	+10% $-330
Rent	-10% $-315	-5% $-236	+0% $-158	+5% $-79	+10% $-1
Rate	-1.0pp $-32	-0.5pp $-94	base $-158	+0.5pp $-222	+1.0pp $-288

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   status Pending 1163-char remark
2. 2026-05-15
   historical Active Under Contract 1163-char remark

   Show marketing remark (1163 chars)

   Nestled on nearly an acre, this charming three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort, character, and versatility. A welcoming front deck with an accessible ramp greets you at the entrance, while hardwood floors and three fireplaces create warmth throughout. The kitchen features granite countertops, and the main living areas flow beautifully for everyday living. A standout feature of this property is the private upper-level suite; complete with its own separate entrance, full bath, fireplace, and second kitchen. Ideal as an in-law suite or guest apartment. Peace of mind comes built in: a durable metal roof installed in 2020 and a hot water circulation system protect the home year-round. The detached barn offers endless potential as a workshop, storage space, or hobby area. Step outside and breathe it all in; beautiful, open land stretches around you, offering tranquility and privacy that's increasingly hard to find. And when you're ready to explore, everything you need is close at hand: Blue Ridge just 30 minutes away, Murphy within 20, a vineyard only 10 minutes down the road, and Lake Nottely just 2 miles away.

3. 2026-05-15
   historical Active Under Contract 1163-char remark

   Show marketing remark (1163 chars)

   Nestled on nearly an acre, this charming three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort, character, and versatility. A welcoming front deck with an accessible ramp greets you at the entrance, while hardwood floors and three fireplaces create warmth throughout. The kitchen features granite countertops, and the main living areas flow beautifully for everyday living. A standout feature of this property is the private upper-level suite; complete with its own separate entrance, full bath, fireplace, and second kitchen. Ideal as an in-law suite or guest apartment. Peace of mind comes built in: a durable metal roof installed in 2020 and a hot water circulation system protect the home year-round. The detached barn offers endless potential as a workshop, storage space, or hobby area. Step outside and breathe it all in; beautiful, open land stretches around you, offering tranquility and privacy that's increasingly hard to find. And when you're ready to explore, everything you need is close at hand: Blue Ridge just 30 minutes away, Murphy within 20, a vineyard only 10 minutes down the road, and Lake Nottely just 2 miles away.

4. 2026-05-01
   listed $250,000 Active 1163-char remark

   Show marketing remark (1163 chars)

   Nestled on nearly an acre, this charming three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort, character, and versatility. A welcoming front deck with an accessible ramp greets you at the entrance, while hardwood floors and three fireplaces create warmth throughout. The kitchen features granite countertops, and the main living areas flow beautifully for everyday living. A standout feature of this property is the private upper-level suite; complete with its own separate entrance, full bath, fireplace, and second kitchen. Ideal as an in-law suite or guest apartment. Peace of mind comes built in: a durable metal roof installed in 2020 and a hot water circulation system protect the home year-round. The detached barn offers endless potential as a workshop, storage space, or hobby area. Step outside and breathe it all in; beautiful, open land stretches around you, offering tranquility and privacy that's increasingly hard to find. And when you're ready to explore, everything you need is close at hand: Blue Ridge just 30 minutes away, Murphy within 20, a vineyard only 10 minutes down the road, and Lake Nottely just 2 miles away.

5. 2026-05-01
   listed $250,000 New 1163-char remark

   Show marketing remark (1163 chars)

   Nestled on nearly an acre, this charming three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort, character, and versatility. A welcoming front deck with an accessible ramp greets you at the entrance, while hardwood floors and three fireplaces create warmth throughout. The kitchen features granite countertops, and the main living areas flow beautifully for everyday living. A standout feature of this property is the private upper-level suite; complete with its own separate entrance, full bath, fireplace, and second kitchen. Ideal as an in-law suite or guest apartment. Peace of mind comes built in: a durable metal roof installed in 2020 and a hot water circulation system protect the home year-round. The detached barn offers endless potential as a workshop, storage space, or hobby area. Step outside and breathe it all in; beautiful, open land stretches around you, offering tranquility and privacy that's increasingly hard to find. And when you're ready to explore, everything you need is close at hand: Blue Ridge just 30 minutes away, Murphy within 20, a vineyard only 10 minutes down the road, and Lake Nottely just 2 miles away.

6. 2026-04-06
   historical
7. 2026-03-02
   price $289,999
8. 2026-03-02
   price $289,999
9. 2026-02-20
   listed $299,000 Active
10. 2026-01-07
    listed $299,000 New
11. 2020-12-28
    soldstatus $166,000
12. 2020-12-28
    soldstatus $166,000
13. 2020-10-24
    listed $169,900
14. 2020-10-09
    listed $169,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,849
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$7,273
• Taxable loss: −$6,243
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-393/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: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Murphy

• Score: 66/100
• State rank: #292
• US rank: #12327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,226

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.27%
• Current HPI: 362.7971
• 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

+47.1% since first listed

15 events — show timeline

• 2026-06-12 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-15 Contingent — GAMLS
• 2026-05-15 Contingent — FMLS
• 2026-05-01 Listed $250,000 FMLS
• 2026-05-01 Listed $250,000 GAMLS
• 2026-04-06 Listing Removed — GAMLS
• 2026-03-02 Price Changed $289,999 NEGBOR
• 2026-03-02 Price Changed $289,999 GAMLS
• 2026-02-20 Listed $299,000 NEGBOR
• 2026-01-07 Listed $299,000 GAMLS
• 2020-12-28 Sold (MLS) $166,000 NEGBOR
• 2020-12-28 Sold (MLS) $166,000 GAMLS
• 2020-10-24 Listed $169,900 GAMLS
• 2020-10-09 Listed $169,900 NEGBOR