543 Salisbury St · Wadesboro, NC 28170

$100,000

4 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 29 Days on market

Built 1935 Fair condition 5,880 sqft lot $67/sqft · 38% below area Est $162k · 38% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0
• Schools +1.7/10.0

Listing remarks

Wow- What a Deal in Wadesboro! Spacious 4-bedroom, 2-bath home conveniently located, featuring a large fenced backyard perfect for entertaining and relaxing. This property offers incredible potential and includes design concept photos to help visualize possible updates and modern finishes. With the right improvements, this home can truly shine and build instant equity. Bring your vision, your plans, and make it your own. Seller may contribute toward some repair costs. Don't miss out on this opportunity!

Key facts

• 5,880 sq ft lot
• Built 1935
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.0% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wadesboro Primary (math 5% / reading 5%, grade F, #1,405 of 1,410 statewide, top 100%, 290 students, 99% FRL); Anson Middle (math 16% / reading 31%, grade F, #402 of 475 statewide, top 85%, 701 students, 100% FRL); Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; lower-income renter base — watch delinquency; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — 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 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?
5. 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?
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: 1.63% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $162,253
• List price: $100,000
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Little St	0.98mi	3/1.0 (-1)	1,440 (-4%)	2mo	$150,000	$104	52
133 Shelton Cir	0.98mi	3/1.5 (-1)	1,432 (-4%)	0mo	$172,000	$120	50
201 Bennett St	0.39mi	3/2.0 (-1)	1,232 (-18%)	3mo	$209,999	$170	45
113 Bennett St	0.49mi	3/2.0 (-1)	1,232 (-18%)	2mo	$195,000	$158	42
507 N Washington St	0.51mi	3/2.0 (-1)	1,232 (-18%)	1mo	$174,000	$141	41
207 Bennett St	0.51mi	3/2.0 (-1)	1,232 (-18%)	1mo	$209,999	$170	41
505 N Washington St	0.51mi	3/2.0 (-1)	1,232 (-18%)	2mo	$185,000	$150	41
209 Bennett St	0.53mi	3/2.0 (-1)	1,232 (-18%)	1mo	$189,000	$153	40
115 Bennett St	0.49mi	3/2.0 (-1)	1,232 (-18%)	3mo	$194,000	$157	40
60 W Lewis St	0.54mi	3/2.0 (-1)	1,232 (-18%)	1mo	$198,000	$161	40
203 Bennett St	0.51mi	3/2.0 (-1)	1,232 (-18%)	5mo	$214,000	$174	38
205 Bennett St	0.51mi	3/2.0 (-1)	1,232 (-18%)	8mo	$227,250	$184	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 4.49×
• Total profit: $97,695
• Equity at exit: $90,088

10-year hold

• IRR: 40.2%
• Equity multiple: 10.06×
• Total profit: $253,623
• Equity at exit: $194,278

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 13 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $199,999 ($162/sqft)
• Median days on market: 102 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -33.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28170

• Home prices YoY: 5.8%
• Active inventory: 100
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $679

Break-even live

Break-even rent $768

Max offer price $100,000

Occupancy floor 53%

Sensitivity live

Price	-10% $736	-5% $708	+0% $679	+5% $651	+10% $623
Rent	-10% $551	-5% $615	+0% $679	+5% $744	+10% $808
Rate	-1.0pp $730	-0.5pp $705	base $679	+0.5pp $653	+1.0pp $627

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSite-built constructionOne story
• Construction: Aluminum and vinyl exterior materialsCrawl space foundationSite built
• Exterior features: Gravel and paved road accessPublicly maintained road

Interior

• Kitchen: No appliances specified
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: No heating system listedNo cooling system listed
• Interior features: One-level livingCrawl space foundationNo built-in appliances listed
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-09-23
   days on market $100,000 Active 29 DOM
2. 2026-09-22
   days on market $100,000 Active 28 DOM
3. 2026-09-20
   days on market $100,000 Active 26 DOM
4. 2026-09-19
   days on market $100,000 Active 24 DOM
5. 2026-09-17
   days on market $100,000 Active 23 DOM
6. 2026-09-17
   days on market $100,000 Active 22 DOM
7. 2026-09-16
   days on market $100,000 Active 21 DOM
8. 2026-09-14
   days on market $100,000 Active 20 DOM
9. 2026-09-13
   days on market $100,000 Active 19 DOM
10. 2026-09-12
    days on market $100,000 Active 18 DOM
11. 2026-09-11
    days on market $100,000 Active 17 DOM
12. 2026-09-05
    days on market $100,000 Active 11 DOM
13. 2026-09-04
    days on market $100,000 Active 10 DOM
14. 2026-09-03
    days on market $100,000 Active 9 DOM
15. 2026-09-02
    days on market $100,000 Active 8 DOM
16. 2026-08-29
    days on market $100,000 Active 4 DOM
17. 2026-08-28
    days on market $100,000 Active 3 DOM
18. 2026-08-27
    days on market $100,000 Active 2 DOM
19. 2026-08-25
    pricedays on marketlisting id $100,000 Active 1 DOM
20. 2026-07-01
    days on market $120,000 Active 122 DOM
21. 2026-06-30
    days on market $120,000 Active 121 DOM
22. 2026-06-29
    days on market $120,000 Active 120 DOM
23. 2026-06-28
    days on market $120,000 Active 119 DOM
24. 2026-06-27
    days on market $120,000 Active 118 DOM
25. 2026-06-26
    days on market $120,000 Active 117 DOM
26. 2026-06-23
    status $120,000 Active 113 DOM
27. 2026-06-22
    days on market $120,000 Active Under Contract 113 DOM
28. 2026-06-21
    days on market $120,000 Active Under Contract 112 DOM
29. 2026-06-21
    days on market $120,000 Active Under Contract 111 DOM
30. 2026-06-18
    days on market $120,000 Active Under Contract 109 DOM
31. 2026-06-17
    days on market $120,000 Active Under Contract 108 DOM
32. 2026-06-16
    days on market $120,000 Active Under Contract 107 DOM
33. 2026-06-15
    days on market $120,000 Active Under Contract 106 DOM
34. 2026-06-13
    days on market $120,000 Active Under Contract 104 DOM
35. 2026-06-12
    days on market $120,000 Active Under Contract 103 DOM
36. 2026-06-09
    days on market $120,000 Active Under Contract 100 DOM
37. 2026-06-08
    days on market $120,000 Active Under Contract 99 DOM
38. 2026-06-07
    days on market $120,000 Active Under Contract 98 DOM
39. 2026-06-07
    days on market $120,000 Active Under Contract 97 DOM
40. 2026-06-04
    days on market $120,000 Active Under Contract 94 DOM
41. 2026-06-02
    days on market $120,000 Active Under Contract 93 DOM
42. 2026-06-01
    days on market $120,000 Active Under Contract 92 DOM
43. 2026-05-31
    days on market $120,000 Active Under Contract 91 DOM
44. 2026-05-23
    price $98,500
45. 2026-04-22
    price $99,000
46. 2026-03-24
    price $120,000
47. 2026-03-20
    status Active
48. 2026-03-18
    historical Active Under Contract
49. 2026-03-01
    listed $140,000 Active
50. 2025-05-06
    status 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: $492 · $41/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$328/yr (+$27/mo · 66.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,538
• − Mortgage interest: −$5,602
• − Property taxes: −$492
• − Insurance: −$500
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$2,909
• Taxable income: $6,910
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $6,492/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab Est. rehab $37,500–$67,500 screening

The home presents as needing moderate renovations, with repairs and updates to the kitchen, bathrooms, and flooring to significantly increase its resale value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear, possibly from normal use.
• Minor Bathtub and sink fixtures — Signs of wear, possibly from normal use.
• Moderate Hardwood flooring — Worn appearance, may need refinishing or replacement.

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and interior aesthetics. ↑
• Resale Refinishing or replacing hardwood flooring — Refinished or new flooring can greatly improve the home's appearance and value. ↑
• Resale Upgrading bathroom fixtures and possibly the bathtub — Fresh fixtures and a new bathtub can enhance the bathroom's functionality and appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Wadesboro Elementary F NC #1,405/1,410 Nat'l #40,579/41,679 Middle Anson Middle F NC #402/475 Nat'l #10,902/14,009 High Anson High School F NC #484/535 Nat'l #13,673/17,239

Schools (NCES district)

• District: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

F Composite livability gradescore 41/100

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, NC
• County: Anson · 23,572 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 9,595
• Household income: $36,139
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 10% of renters

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Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

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Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSite-built constructionOne story
• Construction: Aluminum and vinyl exterior materialsCrawl space foundationSite built
• Exterior features: Gravel and paved road accessPublicly maintained road

Interior

• Kitchen: No appliances specified
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: No heating system listedNo cooling system listed
• Interior features: One-level livingCrawl space foundationNo built-in appliances listed
• Laundry & utility: Dedicated laundry room

Price history

-28.6% since first listed

15 events — show timeline

• 2026-08-24 Listed $100,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $98,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $99,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-01 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-06 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-04-25 Price Changed $117,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-31 Price Changed $127,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-27 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-30 Listed $140,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $492 · +4.5% YoY. Source: county tax records.