607 Washington St · Laurinburg, NC 28352

$48,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 163 Days on market

Built 1945 Est $61k · 22% under ↓ 31% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks

Cute block 2 bedroom, 1 bath home with fresh paint inside and out. Freshly stained wood floors throughout.

Key facts

• Garage
• Built 1945
• Listed 163 days

Property features AI

Exterior

• Parking: Unpaved parking; 1-car garage (1 total parking space)
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Block construction; Shingle roof
• Exterior features: Covered front porch; Has a view; Paved road frontage (city street and state road)

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard electric heating; No cooling system
• Interior features: Master bedroom on the main floor; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 5.3% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Johnson Elementary (math 28% / reading 35%, grade F, #945 of 1,410 statewide, top 68%, 672 students, 100% FRL); Spring Hill Middle (math 25% / reading 29%, grade F, #374 of 475 statewide, top 80%, 643 students, 99% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 99% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 2.15% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.91%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $61,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Tuskeegee Dr	0.16mi	2/1.0	830 (-1%)	2mo	$78,125	$94	88
512 N Caledonia Rd	0.11mi	2/1.0	825 (-2%)	19mo	$60,000	$73	76
304 Tuskeegee Dr	0.18mi	2/1.0	728 (-13%)	1mo	$18,200	$25	68
408 Wagram St	0.40mi	3/1.0 (+1)	865 (+3%)	23mo	$75,000	$87	52
15281 Cooper St	0.67mi	2/1.0	780 (-7%)	10mo	$30,000	$38	48
523 Warren Ave	0.55mi	2/1.0	745 (-11%)	13mo	$89,900	$121	45
810 Aberdeen Rd	0.67mi	3/1.0 (+1)	960 (+14%)	16mo	$58,000	$60	27
301 2nd St	0.74mi	2/1.0	952 (+13%)	20mo	$36,500	$38	26

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $25,671
• Equity at exit: $7,157

10-year hold

• IRR: 50.2%
• Equity multiple: 5.87×
• Total profit: $65,396
• Equity at exit: $4,150

Cash invested: $13,440 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $525

Break-even live

Break-even rent $366

Max offer price $48,000

Occupancy floor 44%

Sensitivity live

Price	-10% $553	-5% $539	+0% $525	+5% $512	+10% $498
Rent	-10% $444	-5% $485	+0% $525	+5% $566	+10% $607
Rate	-1.0pp $550	-0.5pp $538	base $525	+0.5pp $513	+1.0pp $500

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $48,000 Active 163 DOM
2. 2026-06-18
   days on market $48,000 Active 160 DOM
3. 2026-06-17
   days on market $48,000 Active 159 DOM
4. 2026-06-16
   days on market $48,000 Active 158 DOM
5. 2026-06-15
   days on market $48,000 Active 157 DOM
6. 2026-06-14
   days on market $48,000 Active 155 DOM
7. 2026-06-13
   days on market $48,000 Active 154 DOM
8. 2026-06-10
   days on market $48,000 Active 152 DOM
9. 2026-06-09
   days on market $48,000 Active 151 DOM
10. 2026-06-08
    days on market $48,000 Active 150 DOM
11. 2026-06-07
    days on market $48,000 Active 149 DOM
12. 2026-06-05
    days on market $48,000 Active 146 DOM
13. 2026-06-03
    days on market $48,000 Active 145 DOM
14. 2026-06-02
    days on market $48,000 Active 144 DOM
15. 2026-06-01
    days on market $48,000 Active 143 DOM
16. 2026-05-31
    days on market $48,000 Active 142 DOM
17. 2026-05-30
    days on market $48,000 Active 141 DOM
18. 2026-01-09
    listed $48,000 Active
19. 2025-10-31
    historical
20. 2025-09-15
    price $59,900
21. 2025-05-29
    price $64,900
22. 2025-04-16
    listed $69,900 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: $212 · $18/mo
• Projected year-2 tax: $394 · $33/mo
• Expected delta: +$182/yr (+$15/mo · 86.1%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $12,375
• − Mortgage interest: −$2,689
• − Property taxes: −$212
• − Insurance: −$240
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,396
• Taxable income: $5,858
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $4,898/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurinburg, NC
• City population: 24,177
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

-31.3% since first listed

5 events — show timeline

• 2026-01-09 Listed $48,000 Hive MLS
• 2025-10-31 Listing Removed — Hive MLS
• 2025-09-15 Price Changed $59,900 Hive MLS
• 2025-05-29 Price Changed $64,900 Hive MLS
• 2025-04-16 Listed $69,900 Hive MLS

Property tax history

+3.9%/yr

Latest (2023): $212 · +0.0% YoY. Source: county tax records.