301 Bond St · Enfield, NC 27823

$64,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 38 Days on market

Built 1900

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Major Renovation Opportunity & acirc; & euro; & rdquo; 301 Bond Street, Enfield NC & acirc; & euro; & rdquo; Seller Financing May Be Considered Investor / sweat-equity opportunity in Enfield. 301 Bond Street is being offered strictly as-is and is best suited for an investor, contractor, landlord, or experienced buyer prepared to complete substantial repairs. Halifax County records show approximately 1,272 sq. ft. , 3 bedrooms, 1 full bath, public utilities, paved street access, and a level lot of approximately 6,800 sq. ft. The home is in poor condition and will require major renovation. Expected repairs may include floor joists and flooring, wall and ceiling repa

Key facts

• Paved street access
• Level lot
• Built 1900

Tags

• PAVED STREET ACCESS
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#556 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, crime B; Watch: schools F, amenities F, commute F.
• Halifax County Schools (rural): math 6% / reading 24% proficiency, ranked #177 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.8% local appreciation)).
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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. 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: 1.65% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.38%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $150,096
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Bryant St	0.03mi	3/2.0	1,156 (-9%)	7mo	$33,000	$29	73
325 Bell St	0.71mi	3/1.0	1,200 (-6%)	10mo	$165,000	$138	49
305 Bell St	0.62mi	3/1.5	1,440 (+13%)	9mo	$170,000	$118	39

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

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.49×
• Total profit: $45,178
• Equity at exit: $39,808

10-year hold

• IRR: 36.5%
• Equity multiple: 7.15×
• Total profit: $111,704
• Equity at exit: $71,349

Cash invested: $18,172 (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 27823

• Home prices YoY: 3.1%
• Active inventory: 28
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $430

Break-even live

Break-even rent $526

Max offer price $64,900

Occupancy floor 55%

Sensitivity live

Price	-10% $467	-5% $448	+0% $430	+5% $411	+10% $393
Rent	-10% $345	-5% $388	+0% $430	+5% $472	+10% $514
Rate	-1.0pp $463	-0.5pp $446	base $430	+0.5pp $413	+1.0pp $396

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $64,900 Active 38 DOM
2. 2026-06-18
   days on market $64,900 Active 37 DOM
3. 2026-06-17
   days on market $64,900 Active 36 DOM
4. 2026-06-16
   days on market $64,900 Active 35 DOM
5. 2026-06-15
   days on market $64,900 Active 34 DOM
6. 2026-06-14
   days on market $64,900 Active 32 DOM
7. 2026-06-12
   days on market $64,900 Active 31 DOM
8. 2026-06-09
   days on market $64,900 Active 28 DOM
9. 2026-06-08
   days on market $64,900 Active 27 DOM
10. 2026-06-07
    days on market $64,900 Active 26 DOM
11. 2026-06-07
    days on market $64,900 Active 25 DOM
12. 2026-06-02
    days on market $64,900 Active 21 DOM
13. 2026-06-01
    days on market $64,900 Active 20 DOM
14. 2026-05-31
    days on market $64,900 Active 19 DOM
15. 2026-05-30
    days on market $64,900 Active 18 DOM
16. 2026-05-12
    listed $64,900 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,836
• − Mortgage interest: −$3,635
• − Property taxes: −$574
• − Insurance: −$324
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$1,888
• Taxable income: $4,360
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,111/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: Halifax County Schools
• NCES district ID: 3701950
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 24% ▼ -1.00%
• Median HH income: $29,104
• Composite: 11.7/100
• National rank: #9690
• State rank: #177 of 178 in NC

Livability — Enfield

• Score: 59/100
• State rank: #556
• US rank: #20483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enfield, NC
• Population (ZIP): 6,498

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 12% Two or more races 3% Native American 2% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.76%
• Current HPI: 188.4289
• 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

1 event — show timeline

• 2026-05-12 Listed $64,900 FSBO.com

Property tax history

+2.3%/yr

Latest (2024): $574 · +12.9% YoY. Source: county tax records.