1311 N College Ave · Newton, NC 28658

$165,000

3 bd · 1.0 ba · 1,728 sqft · Other public records · 22 Days on market

Built 1917 0.29 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling All Investors! Here's your chance to transform a property packed with potential into your next profitable project. With generous square footage, oversized rooms, and a layout that lends itself to modernization, this home is primed for a renovation that can unlock significant value. Whether you're searching for your next flip, a BRRRR candidate, or a cash-flowing rental, the opportunity is here. Refresh the interiors, maximize the existing space, and create a property that stands out in today's market. Location adds even more appeal. Situated just one mile from Downtown Newton, you'll enjoy convenient access to local shops, restaurants, breweries, and community events, making this an

Key facts

• Oversized rooms
• 0.29 acre lot
• Built 1917

Tags

• GENEROUS SQUARE FOOTAGE
• OVERSIZED ROOMS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; Two levels; Entry/main living on main level
• Construction: Site-built construction; Vinyl exterior; Metal roof; Crawl space foundation
• Exterior features: Cleared, level lot; Roads are dirt and paved; publicly maintained

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (2 upper, 1 main)
• Flooring: Laminate; Linoleum; Wood
• Bathrooms: 1 full bathroom (main)
• Heating & cooling: Ductless heating; Central air conditioning
• Interior features: 7 total rooms; Fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.9% in Newton — 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 73/100 on livability (#77 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Newton Conover City Schools (suburban): math 49% / reading 47% proficiency, ranked #74 of 178 in NC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Newton Elementary (math 49% / reading 36%, grade F, #625 of 1,410 statewide, top 45%, 445 students, 74% FRL); Newton-Conover High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 758 students, 59% FRL).
• Market conditions: 224 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,016 units permitted in Catawba County in 2024 (255 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.
• Catawba County population projected to shrink 7% 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 ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.7

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,978
• Equity at exit: $24,602

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $27,887
• Equity at exit: $14,266

Cash invested: $46,200 (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 28658

• Home prices YoY: -23.3%
• Active inventory: 224
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $374

Break-even live

Break-even rent $1,305

Max offer price $165,000

Occupancy floor 74%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 W 19th St Unit 188 Newton, NC	3.0	3.0	1280	$1,695	$1.32	21d	1	0.37mi
887 W 25th St Newton, NC	3.0	2.5	1333	$1,695	$1.27	13d	1	1.09mi
900 Ac Little Dr Newton, NC	3.0	2.5	1800	$2,082	$1.16	24d	1	1.30mi

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 22 DOM
2. 2026-06-18
   days on market $165,000 Active 21 DOM
3. 2026-06-17
   days on market $165,000 Active 20 DOM
4. 2026-06-16
   days on market $165,000 Active 19 DOM
5. 2026-06-15
   days on market $165,000 Active 18 DOM
6. 2026-06-14
   days on market $165,000 Active 16 DOM
7. 2026-06-13
   days on market $165,000 Active 15 DOM
8. 2026-06-10
   days on market $165,000 Active 13 DOM
9. 2026-06-09
   days on market $165,000 Active 12 DOM
10. 2026-06-08
    days on market $165,000 Active 11 DOM
11. 2026-06-07
    days on market $165,000 Active 10 DOM
12. 2026-06-05
    days on market $165,000 Active 7 DOM
13. 2026-06-02
    days on market $165,000 Active 5 DOM
14. 2026-06-01
    days on market $165,000 Active 4 DOM
15. 2026-05-31
    days on market $165,000 Active 3 DOM
16. 2026-05-30
    days on market $165,000 Active 2 DOM
17. 2026-05-28
    listed $165,000 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: $1,159 · $97/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$194/yr (+$16/mo · 16.7%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,331
• − Mortgage interest: −$9,243
• − Property taxes: −$1,159
• − Insurance: −$825
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,800
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,030/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: Newton Conover City Schools
• NCES district ID: 3703360
• Math proficiency: 49% ▲ 11.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $39,491
• Composite: 40.13/100
• National rank: #3797
• State rank: #74 of 178 in NC

Livability — Newton

• Score: 73/100
• State rank: #77
• US rank: #5536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, NC
• Population (ZIP): 25,681

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Black 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.85%
• Current HPI: 262.8541
• 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

1 event — show timeline

• 2026-05-28 Listed $165,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2024): $1,159 · +0.0% YoY. Source: county tax records.