879 Jordan Rd · Autryville, NC 28318

$85,000

2 bd · 1.0 ba · 620 sqft · Other · 97 Days on market

Built 1965 0.73 ac lot ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on . 73 acres directly beside the primary residence at 851 Jordan Rd, this 2-bedroom, 1-bath home offers an excellent opportunity and is being sold together with the neighboring property 851 Jordan Rd 4bd, 4 bath, 3730 sqft MLS #758463 , creating a rare multi-property setup. The home features a functional layout and its own private setting, making it ideal for a variety of uses such as a mother-in-law suite, guest house, private home office, or potential rental property. The property also includes a detached garage, offering additional flexibility for storage, workshop space, hobbies, or other multi-use needs. With its own parcel of land, this home provides separation and privacy w

Key facts

• Income potential
• Private setting
• Parcel of land

Tags

• PRIVATE SETTING
• DETACHED GARAGE
• MULTI-PROPERTY SETUP
• PARCEL OF LAND
• INCOME POTENTIAL
• VERSATILITY

Property features AI

Exterior

• Parking: Detached garage (1 covered garage space)
• Utilities: Water from spring and well; Septic system with holding tank
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Approximately 0.73-acre lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Carpet and vinyl flooring; No fireplace; Four total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#592 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, crime F, amenities F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $2k appreciation (2.2% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.59% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.75×
• Total profit: $41,564
• Equity at exit: $34,488

10-year hold

• IRR: 33.2%
• Equity multiple: 5.35×
• Total profit: $103,608
• Equity at exit: $50,412

Cash invested: $23,800 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $547

Break-even live

Break-even rent $656

Max offer price $85,000

Occupancy floor 54%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 97 DOM
2. 2026-06-17
   days on market $85,000 Active 96 DOM
3. 2026-06-16
   days on market $85,000 Active 95 DOM
4. 2026-06-15
   days on market $85,000 Active 94 DOM
5. 2026-06-14
   days on market $85,000 Active 92 DOM
6. 2026-06-13
   days on market $85,000 Active 91 DOM
7. 2026-06-10
   days on market $85,000 Active 89 DOM
8. 2026-06-09
   days on market $85,000 Active 88 DOM
9. 2026-06-08
   days on market $85,000 Active 87 DOM
10. 2026-06-07
    days on market $85,000 Active 86 DOM
11. 2026-06-05
    days on market $85,000 Active 83 DOM
12. 2026-06-03
    days on market $85,000 Active 82 DOM
13. 2026-06-02
    days on market $85,000 Active 81 DOM
14. 2026-06-01
    days on market $85,000 Active 80 DOM
15. 2026-05-31
    days on market $85,000 Active 79 DOM
16. 2026-05-30
    days on market $85,000 Active 78 DOM
17. 2026-04-15
    price $85,000
18. 2026-03-31
    price $92,500
19. 2026-03-31
    status Active
20. 2026-03-23
    status Pending
21. 2026-03-03
    listed $100,000 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: $444 · $37/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$253/yr (+$21/mo · 57.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,183
• − Mortgage interest: −$4,761
• − Property taxes: −$444
• − Insurance: −$425
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,473
• Taxable income: $5,491
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $5,249/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Autryville

• Score: 57/100
• State rank: #592
• US rank: #21630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,303

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 263.6889
• 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

-15.0% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $85,000 LPRMLS
• 2026-03-31 Price Changed $92,500 LPRMLS
• 2026-03-31 Relisted — LPRMLS
• 2026-03-23 Pending — LPRMLS
• 2026-03-03 Listed $100,000 LPRMLS

Property tax history

+6.3%/yr

Latest (2025): $444 · +10.6% YoY. Source: county tax records.