416 N Main St · Raeford, NC 28376

$265,000

4 bd · 3.0 ba · 2,260 sqft · SingleFamily public records · 37 Days on market

Built 1928 0.28 ac lot Est $357k · 26% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful, well-maintained home located just steps from downtown Raeford. This charming property offers extensive living space, featuring a large living room with a fireplace, a formal dining room, and a flexible space ideal for a den or home office. The gorgeous kitchen is equipped with ample cabinetry and a center island. The spacious downstairs bedroom provides direct access to a lovely sunroom and is conveniently located near both an updated full bathroom and a half bath. Upstairs, you will find additional bedrooms and a second full bathroom. Outdoor features include a covered front porch and a back deck, perfect for relaxing or entertaining. Situated within walking dist

Key facts

• Flexible space
• Formal dining room
• Ample cabinetry

Tags

• LARGE LIVING ROOM
• FIREPLACE
• FORMAL DINING ROOM
• FLEXIBLE SPACE
• GORGEOUS KITCHEN
• AMPLE CABINETRY

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Paved road access
• Home design: Single family residence; Residential property; Subdivision: RAEFORD
• Construction: Brick construction; Crawl space foundation; Home warranty included
• Exterior features: Storage; Covered front porch; Deck

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator; Granite counters; Kitchen island
• Bedrooms: Total rooms: 8
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Coffered ceilings; Granite counters; Kitchen island; Masonry fireplaces (2)
• Laundry & utility: Washer hookup on main level; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (13.8% below list).
• Recommended offer: $228k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.1% in Raeford — 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 76/100 on livability (#39 in NC, #3,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J W Mclauchlin Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 304 students, 99% FRL); West Hoke Middle (math 23% / reading 32%, grade F, #368 of 475 statewide, top 78%, 576 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,498 (13.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 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?
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: 0.86% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $357,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 E 6th Ave	0.21mi	4/2.5	2,079 (-8%)	0mo	$317,000	$152	74
213 E 7th Ave	0.31mi	4/2.5	1,964 (-13%)	2mo	$310,000	$158	60
316 W Elwood Ave	0.43mi	4/2.5	2,042 (-10%)	4mo	$262,000	$128	58
320 Traveller Way	0.24mi	4/2.5	2,565 (+14%)	7mo	$342,900	$134	58
221 Meadow Sage (lot 125) St	0.73mi	4/2.5	2,234 (-1%)	6mo	$345,900	$155	57
1108 Fulton St	0.59mi	3/3.0 (-1)	2,423 (+7%)	4mo	$155,000	$64	53
233 Hartfield Ave	0.49mi	5/3.0 (+1)	2,511 (+11%)	9mo	$365,000	$145	46
183 Meadow Sage (lot 122) St	0.73mi	3/2.5 (-1)	2,095 (-7%)	3mo	$358,000	$171	45
195 Meadow Sage (lot 123) St	0.73mi	3/2.5 (-1)	2,035 (-10%)	2mo	$349,500	$172	41
171 Meadow Sage (lot 121) St	0.73mi	3/2.5 (-1)	2,037 (-10%)	3mo	$349,500	$172	40
606 Mclean St	0.67mi	4/2.5	1,945 (-14%)	4mo	$329,000	$169	40
231 Meadow Sage (lot 126) St	0.73mi	3/2.5 (-1)	2,058 (-9%)	7mo	$338,900	$165	39

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-33,102
• Equity at exit: $39,512

10-year hold

• IRR: -5.0%
• Equity multiple: 0.69×
• Total profit: $-23,137
• Equity at exit: $22,912

Cash invested: $74,200 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $195

Break-even live

Break-even rent $2,039

Max offer price $265,000

Occupancy floor 86%

Sensitivity live

Price	-10% $345	-5% $270	+0% $195	+5% $120	+10% $45
Rent	-10% $14	-5% $104	+0% $195	+5% $285	+10% $375
Rate	-1.0pp $328	-0.5pp $262	base $195	+0.5pp $126	+1.0pp $56

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Peeler Raeford, NC	4.0	2.5	1886	$2,150	$1.14	25d	1	0.21mi
409 Fulton St Raeford, NC	4.0	2.5	2701	$2,450	$0.91	25d	1	0.29mi
123 Main St Raeford, NC	4.0	2.5	1913	$2,200	$1.15	25d	1	0.30mi
916 Stevens St Raeford, NC	3.0	2.5	1646	$1,900	$1.15	25d	1	0.46mi
113 N Wright St Raeford, NC	3.0	2.0	1585	$1,550	$0.98	15d	1	0.77mi

Listing history 47 events

1. 2026-06-21
   days on market $265,000 Active 37 DOM
2. 2026-06-18
   days on market $265,000 Active 34 DOM
3. 2026-06-17
   days on market $265,000 Active 33 DOM
4. 2026-06-16
   days on market $265,000 Active 32 DOM
5. 2026-06-15
   days on market $265,000 Active 31 DOM
6. 2026-06-14
   days on market $265,000 Active 29 DOM
7. 2026-06-13
   days on market $265,000 Active 28 DOM
8. 2026-06-10
   days on market $265,000 Active 26 DOM
9. 2026-06-09
   days on market $265,000 Active 25 DOM
10. 2026-06-08
    days on market $265,000 Active 24 DOM
11. 2026-06-07
    days on market $265,000 Active 23 DOM
12. 2026-06-05
    days on market $265,000 Active 20 DOM
13. 2026-06-03
    days on market $265,000 Active 19 DOM
14. 2026-06-02
    days on market $265,000 Active 18 DOM
15. 2026-06-01
    days on market $265,000 Active 17 DOM
16. 2026-05-31
    days on market $265,000 Active 16 DOM
17. 2026-05-30
    days on market $265,000 Active 15 DOM
18. 2026-05-12
    listed $265,000 Active
19. 2026-03-31
    historical
20. 2026-03-09
    price $260,000
21. 2026-03-09
    price $260,000
22. 2025-10-07
    listed $270,000 Active
23. 2025-10-07
    listed $270,000 Active
24. 2025-09-30
    historical
25. 2025-09-06
    price $270,000
26. 2025-07-08
    price $280,000
27. 2025-06-25
    price $285,000
28. 2025-05-30
    price $289,000
29. 2025-05-15
    price $293,000
30. 2025-05-07
    status Active
31. 2025-04-16
    status Pending
32. 2025-04-11
    listed $270,000 Active
33. 2025-04-11
    listed $298,000 Active
34. 2025-04-07
    historical
35. 2025-03-06
    price $302,900
36. 2024-11-20
    price $305,000
37. 2024-10-10
    price $310,000
38. 2024-10-03
    price $315,000
39. 2024-09-24
    listed $320,000 Active
40. 2022-08-29
    soldstatus $260,000 Closed
41. 2022-08-29
    soldstatus $260,000
42. 2022-08-29
    soldstatus $260,000
43. 2022-08-01
    status Pending
44. 2022-07-21
    price $249,000
45. 2022-06-28
    listed $260,000 Active
46. 2022-06-28
    listed $249,000
47. 2006-08-01
    soldstatus $83,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$848/yr (+$71/mo · 64.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $27,420
• − Mortgage interest: −$14,844
• − Property taxes: −$1,325
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,709
• Taxable loss: −$2,170
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $2,857/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Raeford

• Score: 76/100
• State rank: #39
• US rank: #3562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raeford, NC
• County: Hoke County · 44,880 people
• City population: 44,880
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• Metro: Fayetteville, 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

+219.3% since first listed

30 events — show timeline

• 2026-05-12 Listed $265,000 LPRMLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-03-09 Price Changed $260,000 Hive MLS
• 2026-03-09 Price Changed $260,000 LPRMLS
• 2025-10-07 Listed $270,000 LPRMLS
• 2025-10-07 Listed $270,000 Hive MLS
• 2025-09-30 Listing Removed — Hive MLS
• 2025-09-06 Price Changed $270,000 LPRMLS
• 2025-07-08 Price Changed $280,000 LPRMLS
• 2025-06-25 Price Changed $285,000 LPRMLS
• 2025-05-30 Price Changed $289,000 LPRMLS
• 2025-05-15 Price Changed $293,000 LPRMLS
• 2025-05-07 Relisted — LPRMLS
• 2025-04-16 Pending — LPRMLS
• 2025-04-11 Listed $270,000 Hive MLS
• 2025-04-11 Listed $298,000 LPRMLS
• 2025-04-07 Coming Soon — LPRMLS
• 2025-03-06 Price Changed $302,900 LPRMLS
• 2024-11-20 Price Changed $305,000 LPRMLS
• 2024-10-10 Price Changed $310,000 LPRMLS
• 2024-10-03 Price Changed $315,000 LPRMLS
• 2024-09-24 Listed $320,000 LPRMLS
• 2022-08-29 Sold (Public Records) $260,000 Public Records
• 2022-08-29 Sold (MLS) $260,000 LPRMLS
• 2022-08-29 Sold (MLS) $260,000 TMLS
• 2022-08-01 Pending — TMLS
• 2022-07-21 Price Changed $249,000 TMLS
• 2022-06-28 Listed $249,000 LPRMLS
• 2022-06-28 Listed $260,000 TMLS
• 2006-08-01 Sold (Public Records) $83,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,325 · +0.0% YoY. Source: county tax records.