5069 W Piedmont Cir · Conover, NC 28613

$230,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 85 Days on market

Built 1976 0.48 ac lot Est $230k · at est. ↓ 8% since listing

---

Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: 2-car garage (garage faces side); 1 carport space; 2 open parking spaces
• Utilities: Community well; Septic system
• Home design: Single-family residence (residential); Site-built construction; Tri-level layout; Brick partial and vinyl exterior
• Construction: Basement foundation
• Exterior features: Storage; Shed(s); Corner lot with creek frontage; Level to sloped yard

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms (1 upper, 1 lower)
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: 10 total rooms; Sliding doors; Den with gas log fireplace; Full basement with storage space
• Laundry & utility: Laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (32.6% below list).
• Recommended offer: $155k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Conover — 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 68/100 on livability (#206 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F.
• Catawba County Schools (rural): math 54% / reading 51% proficiency, ranked #54 of 178 in NC (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lyle Creek Elementary (math 52% / reading 36%, grade F, #610 of 1,410 statewide, top 44%, 446 students, 73% FRL); Bunker Hill High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 828 students, 56% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 168 active listings in the ZIP; 2,016 units permitted in Catawba County in 2024 (255 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Catawba County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,063 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $229,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5026 W Piedmont Cir	0.09mi	3/1.0	1,107 (+1%)	4mo	$223,500	$202	87
5079 Archdale Dr	0.18mi	3/1.0	1,101 (+0%)	8mo	$165,000	$150	81
1146 Sunset Ct	0.12mi	3/2.0	1,124 (+2%)	18mo	$140,000	$125	76
1355 Millrace Dr	0.39mi	3/2.0	1,153 (+5%)	4mo	$279,900	$243	70
1246 Venus St	0.32mi	3/1.0	1,013 (-8%)	23mo	$230,000	$227	49
4886 Sandstone Dr	0.53mi	3/2.0	1,244 (+13%)	23mo	$259,900	$209	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-48,687
• Equity at exit: $34,294

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-57,350
• Equity at exit: $19,886

Cash invested: $64,400 (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 28613

• Home prices YoY: -22.7%
• Active inventory: 168
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-178

Break-even live

Break-even rent $1,776

Max offer price $198,587

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-113	+0% $-178	+5% $-243	+10% $-308
Rent	-10% $-300	-5% $-239	+0% $-178	+5% $-117	+10% $-55
Rate	-1.0pp $-62	-0.5pp $-119	base $-178	+0.5pp $-237	+1.0pp $-298

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $230,000 Active 85 DOM
2. 2026-06-08
   days on market $230,000 Active 84 DOM
3. 2026-06-07
   days on market $230,000 Active 83 DOM
4. 2026-06-04
   days on market $230,000 Active 80 DOM
5. 2026-06-03
   days on market $230,000 Active 79 DOM
6. 2026-06-02
   days on market $230,000 Active 78 DOM
7. 2026-06-01
   days on market $230,000 Active 77 DOM
8. 2026-05-31
   days on market $230,000 Active 76 DOM
9. 2026-05-11
   price $230,000
10. 2026-04-10
    price $239,000
11. 2026-03-16
    listed $250,000 Active
12. 2026-03-06
    historical $250,000
13. 2021-10-28
    soldstatus $200,000 Closed 970-char remark

    Show marketing remark (970 chars)

    LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

14. 2021-10-28
    soldstatus $200,000

    Show marketing remark (970 chars)

    LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

15. 2021-09-17
    historical Active Under Contract 970-char remark

    Show marketing remark (970 chars)

    LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

16. 2021-08-23
    price $239,000 970-char remark

    Show marketing remark (970 chars)

    LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

17. 2021-08-11
    listed $249,900 Active 970-char remark

    Show marketing remark (970 chars)

    LOVELY 3 BED 2 BATH TRI-LEVEL HOME HAS BEEN NEWLY PAINTED THROUGHOUT, NEW CARPET IN 2 BEDROOMS, CORNER LOT WITH HUGE BACK YARD, LARGE BACK DECK INCLUDING A COVERED HOT TUB OVERLOOKS A LARGE PEACEFUL YARD WITH CREEK. ROOF IS APPROX 2 YRS OLD AND WHOLE HOUSE HAS BEEN PROFESSIONALLY CLEANED OUTSIDE AND TREATED. (NOT POWER WASHED) STANLEY STEAMER HAS STEAMED ALL HARD FLOORS INCLUDING BATHROOMS, LIVING ROOM, HALL, KITCHEN/DINING, LAUNDRY/UTILITY ROOMS AND CLEANED CARPET IN BASEMENT AND OTHER BEDROOM. BASEMENT HAS BEAUTIFUL GAS LOG FIREPLACE PERFECT PLACE TO CURL UP WITH A GOOD BOOK. ALSO INCLUDES A 10X20 OUTBUILDING. BACK DOOR LEADING TO DECK HAS A COOL RETRACTABLE MAGNETIC SCREEN SO WHEN THE WEATHER IS COOLER OPEN THAT DOOR AND LET THE BREEZE IN NOT THE BUGS! NO LEAVES IN THE GUTTERS WITH THE LEAF GUARD ON THEM! 2 CAR CONNECTED GARAGE BIG ENOUGH TO HOLD ALL THOSE GROWN UP TOYS AND YOUR CARS! DON'T MISS OUT ON THIS ONE...THERE'S A LOT TO LOVE ABOUT IT!

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$676/yr (+$56/mo · 55.9%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,608
• − Mortgage interest: −$12,884
• − Property taxes: −$1,210
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$6,691
• Taxable loss: −$6,304
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-621/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: Catawba County Schools
• NCES district ID: 3700690
• Math proficiency: 54% ▲ 9.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $48,180
• Composite: 44.71/100
• National rank: #2754
• State rank: #54 of 178 in NC

Livability — Conover

• Score: 68/100
• State rank: #206
• US rank: #10020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,486
• Population (ZIP): 23,486

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 9% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Romanian 2% Serbian 2%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 81% English-only · Spanish 14% Other Asian/Pacific 4%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.84%
• Current HPI: 257.5894
• 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

-8.0% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $230,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-16 Listed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $250,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-28 Sold (Public Records) $200,000 Public Records
• 2021-10-28 Sold (MLS) $200,000 CANOPYMLS as Distributed by MLS Grid
• 2021-09-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-08-23 Price Changed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2021-08-11 Listed $249,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2024): $1,210 · +4.0% YoY. Source: county tax records.