3620 2nd Ave SW · Long View, NC 28602

$95,000

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 132 Days on market

Built 1925 7,405 sqft 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
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! Spacious 2 bedroom 1 bath home in Longview NC. Home in process of remodel and is being sold as is. Several windows have been updated throughout the home. Natural gas and septic is city sewer. Several kitchen cabinets come with the home for buyer to determine layout. Home has screened in back porch. Above ground pool included.

Key facts

• Updated windows
• Above ground pool
• 7,405 sq ft lot

Tags

• UPDATED WINDOWS
• SCREENED IN BACK PORCH
• ABOVE GROUND POOL

Property features AI

Finance

• Other: Property zoned R-3; Workshop/outbuilding on the property
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 space)
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation
• Exterior features: Deck; Front porch; Exterior storage; Fenced yard with privacy fencing; Cleared lot; Concrete road access (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open floorplan; Breakfast bar; Split bedroom layout; Walk-in closet(s); Insulated windows; Insulated doors; Fireplace (see remarks)
• Laundry & utility: Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#416 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F, employment F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hildebran Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 320 students, 77% FRL); East Burke High (math 67% / reading 52%, grade C+, #216 of 535 statewide, top 43%, 879 students, 64% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 212 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 422 units permitted in Burke County in 2024 (94 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1925 — 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. 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: 1.69% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.81%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $275,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 33rd St SW	0.14mi	3/1.0 (+1)	1,370 (-9%)	11mo	$129,000	$94	63
408 29th Street Pl SW	0.42mi	3/2.5 (+1)	1,471 (-3%)	8mo	$270,000	$184	58
400 37th St SW	0.26mi	3/2.0 (+1)	1,392 (-8%)	11mo	$120,000	$86	57
3985 1st Ave SW	0.39mi	2/2.0	1,693 (+12%)	8mo	$175,000	$103	51
937 37th St SW	0.56mi	3/2.5 (+1)	1,475 (-2%)	10mo	$269,000	$182	51
206 11th St NE	0.43mi	3/2.0 (+1)	1,330 (-12%)	3mo	$195,000	$147	49
515 37th St SW	0.33mi	3/1.0 (+1)	1,313 (-13%)	12mo	$221,000	$168	48
300 Pine Meadows Cir	0.68mi	3/2.0 (+1)	1,450 (-4%)	12mo	$299,999	$207	42
915 37th St SW	0.54mi	2/2.0	1,725 (+14%)	12mo	$280,000	$162	37
1013 37th St SW	0.61mi	3/2.0 (+1)	1,300 (-14%)	9mo	$274,500	$211	32
103 Pine Meadows Cir	0.70mi	3/2.0 (+1)	1,290 (-15%)	11mo	$265,000	$205	25
206 Pine Meadow St	0.74mi	3/2.0 (+1)	1,296 (-14%)	12mo	$305,000	$235	23

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.13×
• Total profit: $29,977
• Equity at exit: $14,165

10-year hold

• IRR: 35.0%
• Equity multiple: 4.38×
• Total profit: $89,986
• Equity at exit: $8,214

Cash invested: $26,600 (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 28602

• Home prices YoY: -13.6%
• Rents YoY: 4.2%
• Active inventory: 212
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $683

Break-even live

Break-even rent $739

Max offer price $95,000

Occupancy floor 52%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 31st St SW Hickory, NC	3.0	2.5	1335	$1,775	$1.33	21d	1	0.56mi
130 18th St SW Hickory, NC	3.0	2.5	1333	$1,595	$1.20	21d	1	1.44mi
128 18th Street Pl NW Hickory, NC	3.0	2.5	1333	$1,595	$1.20	21d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 132 DOM
2. 2026-06-18
   days on market $95,000 Active 131 DOM
3. 2026-06-17
   days on market $95,000 Active 130 DOM
4. 2026-06-16
   days on market $95,000 Active 129 DOM
5. 2026-06-15
   days on market $95,000 Active 128 DOM
6. 2026-06-14
   days on market $95,000 Active 126 DOM
7. 2026-06-13
   days on market $95,000 Active 125 DOM
8. 2026-06-10
   days on market $95,000 Active 123 DOM
9. 2026-06-09
   days on market $95,000 Active 122 DOM
10. 2026-06-09
    pricestatusdays on marketlisting id $95,000 Active 121 DOM
11. 2026-06-08
    days on market $215,000 Active Under Contract 31 DOM
12. 2026-06-07
    days on market $215,000 Active Under Contract 30 DOM
13. 2026-06-05
    days on market $215,000 Active Under Contract 27 DOM
14. 2026-06-02
    days on market $215,000 Active Under Contract 25 DOM
15. 2026-06-01
    days on market $215,000 Active Under Contract 24 DOM
16. 2026-05-31
    days on market $215,000 Active Under Contract 23 DOM
17. 2026-05-30
    days on market $215,000 Active Under Contract 22 DOM
18. 2026-05-10
    historical Active Under Contract
19. 2026-05-08
    listed $215,000 Active
20. 2026-02-20
    soldstatus $70,000
21. 2026-02-07
    listed $95,000 Active 349-char remark

    Show marketing remark (349 chars)

    Investor opportunity! Spacious 2 bedroom 1 bath home in Longview NC. Home in process of remodel and is being sold as is. Several windows have been updated throughout the home. Natural gas and septic is city sewer. Several kitchen cabinets come with the home for buyer to determine layout. Home has screened in back porch. Above ground pool included.

22. 1992-08-21
    soldstatus $25,000

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$226/yr (+$19/mo · 40.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,243
• − Mortgage interest: −$5,321
• − Property taxes: −$553
• − Insurance: −$475
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$2,764
• Taxable income: $7,051
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,503/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Long View

• Score: 63/100
• State rank: #416
• US rank: #15606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long View, NC
• County: Catawba County · 105,763 people
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 31,113
• Household income: $62,048
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 642.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Two or more races 7% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 4%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.01%
• Current HPI: 259.947
• Rent YoY: ▲ 4.16%
• Metro: Hickory-Lenoir-Morganton, NC
• 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

+760.0% since first listed

5 events — show timeline

• 2026-05-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Listed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-20 Sold (Public Records) $70,000 Public Records
• 2026-02-07 Listed $95,000 ForSaleByOwner.com
• 1992-08-21 Sold (Public Records) $25,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $553 · -1.4% YoY. Source: county tax records.