23961 Crumptown Rd · Wagram, NC 28396

$130,000

3 bd · 1.0 ba · 1,153 sqft · SingleFamily public records · 39 Days on market

Built 1966 0.47 ac lot Est $125k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• Appreciation +6.0/10.0
• ARV discount +5.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Looking for a great starter or investment property? Look no further - Welcome to 23961 Crumptown Road in Wagram! Brick home located on a large corner lot that features 3 bedrooms & 2 bathrooms. Covered Carport with storage area + grapevines and detached storage building. As-Is Sale!

Key facts

• Grapevines
• Large corner lot
• Covered carport

Tags

• BRICK HOME
• LARGE CORNER LOT
• COVERED CARPORT
• DETACHED STORAGE BUILDING
• GRAPEVINES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Driveway; No enclosed garage spaces
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1966; Existing structure
• Construction: Brick construction
• Exterior features: Corner lot; City lot; No fencing; No pool; Public maintained road

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary on main
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating by baseboard, electric, and propane; Heating fuel: electric and propane gas
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#624 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 57 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.1% local appreciation)).
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.12% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $124,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23961 Crumptown Rd	0.00mi	3/2.0	1,153 (0%)	1mo	$125,000	$108	95

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

Projected returns pro-forma

2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.88×
• Total profit: $31,897
• Equity at exit: $51,782

10-year hold

• IRR: 18.5%
• Equity multiple: 3.47×
• Total profit: $90,018
• Equity at exit: $74,957

Cash invested: $36,400 (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 28396

• Home prices YoY: 0.9%
• Active inventory: 57
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $354

Break-even live

Break-even rent $1,006

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   historical Active Under Contract 289-char remark

   Show marketing remark (289 chars)

   Looking for a great starter or investment property? Look no further - Welcome to 23961 Crumptown Road in Wagram! Brick home located on a large corner lot that features 3 bedrooms & 2 bathrooms. Covered Carport with storage area + grapevines and detached storage building. As-Is Sale!

3. 2026-04-19
   price $130,000 289-char remark

   Show marketing remark (289 chars)

   Looking for a great starter or investment property? Look no further - Welcome to 23961 Crumptown Road in Wagram! Brick home located on a large corner lot that features 3 bedrooms & 2 bathrooms. Covered Carport with storage area + grapevines and detached storage building. As-Is Sale!

4. 2026-04-19
   price $130,000

   Show marketing remark (289 chars)

   Looking for a great starter or investment property? Look no further - Welcome to 23961 Crumptown Road in Wagram! Brick home located on a large corner lot that features 3 bedrooms & 2 bathrooms. Covered Carport with storage area + grapevines and detached storage building. As-Is Sale!

5. 2026-03-23
   listed $140,000 Active
6. 2026-03-20
   listed $140,000 Active 289-char remark

   Show marketing remark (289 chars)

   Looking for a great starter or investment property? Look no further - Welcome to 23961 Crumptown Road in Wagram! Brick home located on a large corner lot that features 3 bedrooms & 2 bathrooms. Covered Carport with storage area + grapevines and detached storage building. As-Is Sale!

7. 2024-01-12
   soldstatus $118,000 Closed 364-char remark

   Show marketing remark (364 chars)

   Looking for a great starter home or a home to make your own with a close drive to Laurinburg, Moore County, Fort Liberty or Fayetteville? This home would be perfect for you! This home boasts 3 bedrooms and 2 bathrooms on a large corner lot in Wagram. Laminate floors replaced in 2022. This home is just waiting for its new owners to make it their own! As-is sale

8. 2024-01-12
   soldstatus $118,000

   Show marketing remark (364 chars)

   Looking for a great starter home or a home to make your own with a close drive to Laurinburg, Moore County, Fort Liberty or Fayetteville? This home would be perfect for you! This home boasts 3 bedrooms and 2 bathrooms on a large corner lot in Wagram. Laminate floors replaced in 2022. This home is just waiting for its new owners to make it their own! As-is sale

9. 2023-12-17
   status Pending 364-char remark

   Show marketing remark (364 chars)

   Looking for a great starter home or a home to make your own with a close drive to Laurinburg, Moore County, Fort Liberty or Fayetteville? This home would be perfect for you! This home boasts 3 bedrooms and 2 bathrooms on a large corner lot in Wagram. Laminate floors replaced in 2022. This home is just waiting for its new owners to make it their own! As-is sale

10. 2023-11-07
    listed $125,000 Active 364-char remark

    Show marketing remark (364 chars)

    Looking for a great starter home or a home to make your own with a close drive to Laurinburg, Moore County, Fort Liberty or Fayetteville? This home would be perfect for you! This home boasts 3 bedrooms and 2 bathrooms on a large corner lot in Wagram. Laminate floors replaced in 2022. This home is just waiting for its new owners to make it their own! As-is sale

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$359/yr (+$30/mo · 50.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,451
• − Mortgage interest: −$7,282
• − Property taxes: −$707
• − Insurance: −$650
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,782
• Taxable income: $2,238
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,712/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 — Wagram

• Score: 56/100
• State rank: #624
• US rank: #22665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wagram, NC
• Population (ZIP): 2,384

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 0.67)
• Race & ethnicity: White 48% Black 32% Two or more races 11% Native American 8% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.07%
• Current HPI: 239.8574
• 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

+4.0% since first listed

10 events — show timeline

• 2026-05-01 Pending — Triad MLS
• 2026-04-28 Contingent — Hive MLS
• 2026-04-19 Price Changed $130,000 Hive MLS
• 2026-04-19 Price Changed $130,000 Triad MLS
• 2026-03-23 Listed $140,000 Triad MLS
• 2026-03-20 Listed $140,000 Hive MLS
• 2024-01-12 Sold (Public Records) $118,000 Public Records
• 2024-01-12 Sold (MLS) $118,000 LPRMLS
• 2023-12-17 Pending — LPRMLS
• 2023-11-07 Listed $125,000 LPRMLS

Property tax history

+2.0%/yr

Latest (2025): $707 · +3.5% YoY. Source: county tax records.