2130 Haven Cir SE · Lenoir, NC 28645

$120,000

3 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 16 Days on market

Built 1999 0.38 ac lot Est $216k · 44% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with great potential! This 3-bedroom, 2-bath home offers an excellent opportunity for investors, flippers, or buyers looking to add their personal touch. The home features a functional floor plan with spacious living areas and ample room for renovation and updates. Situated on a generous lot, the property also includes a detached outbuilding behind the home, providing valuable space for storage, a workshop, or additional project potential. Conveniently located with easy access to local amenities, shopping, and schools. Property is being sold as-is. Bring your vision and unlock the possibilities this property has to offer! CAUTIONS!! Be careful walking through home. Floor

Key facts

• Generous lot
• Detached outbuilding
• 0.38 acre lot

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• DETACHED OUTBUILDING
• GENEROUS LOT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residential home; Site-built construction; One story; Crawl space foundation
• Construction: Vinyl exterior
• Exterior features: Lot is approximately 0.46 acres; Road surfaces are gravel and paved; Publicly maintained road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating; No cooling
• Interior features: 5 total rooms; Bonus room with a fireplace
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.7% in Lenoir — 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 70/100 on livability (#139 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, commute F.
• Caldwell County Schools (suburban): math 38% / reading 46% proficiency, ranked #106 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitnel Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 300 students, 99% FRL); Hibriten High (math 57% / reading 42%, grade D, #311 of 535 statewide, top 60%, 843 students, 62% FRL) — zoned schools average 81% FRL vs 51% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 465 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 217 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $215,716
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2143 Haven Cir	0.11mi	3/1.0	1,107 (+2%)	1mo	$230,000	$208	87
713 Wilmont St SW	0.37mi	3/1.0	1,106 (+2%)	14mo	$220,000	$199	63
1809 Waycross Dr SW	0.54mi	3/2.0	1,066 (-2%)	18mo	$219,500	$206	57
519 Ridgeway Pl SW	0.64mi	3/2.0	1,164 (+7%)	13mo	$159,000	$137	47
2404 Lincoln Ln SW	0.65mi	3/1.0	1,100 (+2%)	24mo	$255,000	$232	43
1904 Swan Dr SW	0.37mi	4/2.0 (+1)	1,213 (+12%)	21mo	$298,655	$246	40
119 Plymouth Rd	0.72mi	3/1.0	1,131 (+4%)	18mo	$200,000	$177	40
2414 Maywood Dr	0.71mi	3/2.0	967 (-11%)	19mo	$190,000	$196	33
501 Kincaid St	0.46mi	2/1.0 (-1)	1,216 (+12%)	22mo	$175,000	$144	31
110 Countryside Dr SE	0.60mi	2/1.0 (-1)	1,185 (+9%)	21mo	$185,000	$156	30

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,054
• Equity at exit: $17,892

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $18,397
• Equity at exit: $10,375

Cash invested: $33,600 (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 28645

• Home prices YoY: -17.4%
• Active inventory: 465
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $258

Break-even live

Break-even rent $972

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Central Dr Lenoir, NC	2.0	1.0	956	$1,200	$1.26	21d	1	0.49mi
319 Connelly Springs Rd Unit A Lenoir, NC	2.0	1.0	1250	$1,700	$1.36	21d	1	1.01mi
1406 Cliffside Pl SE Lenoir, NC	2.0	1.0	980	$1,100	$1.12	13d	1	1.06mi

Listing history 13 events

1. 2026-06-19
   days on market $120,000 Active 16 DOM
2. 2026-06-18
   days on market $120,000 Active 15 DOM
3. 2026-06-17
   days on market $120,000 Active 14 DOM
4. 2026-06-16
   pricedays on market $120,000 Active 13 DOM
5. 2026-06-15
   days on market $125,000 Active 12 DOM
6. 2026-06-14
   days on market $125,000 Active 10 DOM
7. 2026-06-13
   days on market $125,000 Active 9 DOM
8. 2026-06-10
   days on market $125,000 Active 7 DOM
9. 2026-06-09
   days on market $125,000 Active 6 DOM
10. 2026-06-08
    days on market $125,000 Active 5 DOM
11. 2026-06-07
    days on market $125,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $125,000 Active 1 DOM

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,060 · $88/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,574
• − Mortgage interest: −$6,722
• − Property taxes: −$1,060
• − Insurance: −$600
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,491
• Taxable income: $1,209
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,802/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: Caldwell County Schools
• NCES district ID: 3700580
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,165
• Composite: 34.9/100
• National rank: #5079
• State rank: #106 of 178 in NC

Livability — Lenoir

• Score: 70/100
• State rank: #139
• US rank: #7940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenoir, NC
• Population (ZIP): 46,237

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 77,603 people
• By 2030: 74,714 · -3.7%
• By 2040: 67,732 · -12.7%
• By 2050: 59,938 · -22.8%
• By 2075: 43,232 · -44.3%
• By 2100: 28,894 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+52.6) · D 23.4% · R 76.0%
• 2008→2024 swing: -22.9pp toward R · 2008: -29.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+51.1 2016: R+50.6 2012: R+35.7 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.03%
• Current HPI: 265.0987
• 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

• 2026-06-03 Listed $125,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $1,060 · +82.1% YoY. Source: county tax records.