386 Bullard Rd · Roseboro, NC 28318

$70,000

3 bd · 1.0 ba · 1,168 sqft · Other public records · 64 Days on market

Built 1964 1.14 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTORS WELCOME! 3 Bed/1 Bath on over an acre lot in the country! Sits off the road on a private lot. Nice spacious lot with plenty of room for gardening or farm animals! No restrictions! Cash only selling AS-IS. Waiting to be brought back to life. Bring an offer!

Key facts

• Private lot
• Acre lot
• Room for gardening

Tags

• ACRE LOT
• PRIVATE LOT
• ROOM FOR GARDENING

Property features AI

Finance

• Other: - Directions: Heading down Bullard Road from HWY 242, house is on the right down a path; - County: Sampson; - Postal code: 28318
• Financial info: - Annual tax amount provided (not included per instructions)
• HOA & community: - No association

Exterior

• Parking: - No parking details provided
• Security: - No security features provided
• Utilities: - Well water; - Septic sewer
• Home design: - Site-built single-story home
• Construction: - Wood siding; - Site built construction; - One level
• Exterior features: - Metal roof; - Approximately 1.14-acre lot; - Publicly maintained road access

Interior

• Kitchen: - No kitchen appliance details provided
• Bedrooms: - Three bedrooms (all on the main level)
• Flooring: - No flooring specified
• Bathrooms: - One full bathroom
• Heating & cooling: - Heating: see remarks (details not provided); - No cooling
• Interior features: - No specified interior finishes
• Laundry & utility: - No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 7.6% in Roseboro — 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 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing 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-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 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: 43 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $2k appreciation (2.2% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $70k implies a 300% 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; 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
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: 2.35% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.82%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.9%
• Equity multiple: 4.14×
• Total profit: $61,521
• Equity at exit: $28,402

10-year hold

• IRR: 58.2%
• Equity multiple: 8.36×
• Total profit: $144,244
• Equity at exit: $41,516

Cash invested: $19,600 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $879

Break-even live

Break-even rent $533

Max offer price $70,000

Occupancy floor 42%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 64 DOM
2. 2026-06-17
   days on market $70,000 Active 63 DOM
3. 2026-06-16
   days on market $70,000 Active 62 DOM
4. 2026-06-15
   days on market $70,000 Active 61 DOM
5. 2026-06-14
   days on market $70,000 Active 59 DOM
6. 2026-06-13
   days on market $70,000 Active 58 DOM
7. 2026-06-10
   days on market $70,000 Active 56 DOM
8. 2026-06-09
   days on market $70,000 Active 55 DOM
9. 2026-06-08
   days on market $70,000 Active 54 DOM
10. 2026-06-07
    days on market $70,000 Active 53 DOM
11. 2026-06-05
    days on market $70,000 Active 50 DOM
12. 2026-06-03
    days on market $70,000 Active 49 DOM
13. 2026-06-02
    days on market $70,000 Active 48 DOM
14. 2026-06-01
    days on market $70,000 Active 47 DOM
15. 2026-05-31
    days on market $70,000 Active 46 DOM
16. 2026-05-30
    days on market $70,000 Active 45 DOM
17. 2026-04-15
    listed $75,000 Active
18. 2013-05-20
    soldstatus $17,500
19. 2013-01-17
    listed $22,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$276/yr (+$23/mo · 92.9%)

ⓘ 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 ≥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: $19,749
• − Mortgage interest: −$3,921
• − Property taxes: −$298
• − Insurance: −$350
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$2,036
• Taxable income: $9,984
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $8,153/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 — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,303

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 1%

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: ▲ 2.21%
• Current HPI: 263.6889
• 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

+240.9% since first listed

3 events — show timeline

• 2026-04-15 Listed $75,000 TMLS
• 2013-05-20 Sold (MLS) $17,500 Hive MLS
• 2013-01-17 Listed $22,000 Hive MLS

Property tax history

-5.2%/yr

Latest (2025): $298 · -44.5% YoY. Source: county tax records.