110 W Grady St · Four Oaks, NC 27524

$130,000

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 143 Days on market

Built 1949 5,227 sqft lot Est $239k · 46% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (1.1% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Four Oaks — 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 67/100 on livability (#210 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Johnston High (math 27% / reading 27%, grade F, #468 of 535 statewide, top 88%, 1,331 students, 56% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 40% district-wide (-14 pts) — the specific schools serving this property underperform the Johnston County Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $130k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $239,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 S Main St	0.38mi	3/2.0 (+1)	1,192 (+2%)	9mo	$215,000	$180	62
105 Brookwood Ct	0.43mi	3/2.0 (+1)	1,122 (-4%)	9mo	$1,450	$1	57
122 Grady St	0.05mi	3/2.0 (+1)	1,315 (+13%)	21mo	$258,000	$196	50
201 S Baker St	0.10mi	3/2.0 (+1)	1,314 (+12%)	18mo	$269,000	$205	50
36 Kevior Ave	0.51mi	3/2.0 (+1)	1,242 (+6%)	9mo	$274,900	$221	50
82 Culver Ave	0.44mi	3/2.0 (+1)	1,127 (-4%)	22mo	$252,500	$224	46
125 Temple St	0.47mi	3/2.0 (+1)	1,026 (-12%)	9mo	$227,000	$221	41
634 E Sanders St	0.60mi	3/2.0 (+1)	1,334 (+14%)	1mo	$250,000	$187	38

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,948
• Equity at exit: $19,383

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $5,608
• Equity at exit: $11,240

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 27524

• Home prices YoY: -8.4%
• Active inventory: 179
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $175

Break-even live

Break-even rent $1,065

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $248	-5% $212	+0% $175	+5% $138	+10% $101
Rent	-10% $73	-5% $124	+0% $175	+5% $226	+10% $276
Rate	-1.0pp $240	-0.5pp $208	base $175	+0.5pp $141	+1.0pp $107

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 George St Four Oaks, NC	2.0	2.0	750	$1,000	$1.33	22d	1	0.23mi
168 W Allen St Four Oaks, NC	3.0	2.5	1314	$1,695	$1.29	17d	1	0.45mi

Listing history 7 events

1. 2025-12-11
   status Pending 343-char remark

   Show marketing remark (343 chars)

   Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

2. 2025-02-07
   status Pending 343-char remark

   Show marketing remark (343 chars)

   Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

3. 2025-02-07
   status Pending

   Show marketing remark (343 chars)

   Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

4. 2024-09-17
   listed $130,000 Active 343-char remark

   Show marketing remark (343 chars)

   Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

5. 2024-09-17
   listed $130,000 Active

   Show marketing remark (343 chars)

   Great location!! Calling All Investors!! Located in the heart of Four Oaks!! Most desired Four Oaks School District!!! Just minutes from I95 and HWY 301. Two bedroom, one bath home! There is a 10 day upset bid. The upset bid amount is 10% of the first $1,000 of the price and 5% of the balance. Home is sold AS IS and NO showings are allowed!!

6. 1997-09-01
   soldstatus $34,000
7. 1996-02-01
   soldstatus $10,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,431
• − Mortgage interest: −$7,282
• − Property taxes: −$1,262
• − Insurance: −$650
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,782
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,101/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Four Oaks

• Score: 67/100
• State rank: #210
• US rank: #10184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Oaks, NC
• Population (ZIP): 14,420

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 20% Black 12% Two or more races 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.19%
• Current HPI: 252.1481
• 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

+1200.0% since first listed

7 events — show timeline

• 2025-12-11 Pending — Hive MLS
• 2025-02-07 Pending — Hive MLS
• 2025-02-07 Pending — TMLS
• 2024-09-17 Listed $130,000 TMLS
• 2024-09-17 Listed $130,000 Hive MLS
• 1997-09-01 Sold (Public Records) $34,000 Public Records
• 1996-02-01 Sold (Public Records) $10,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,262 · +156.1% YoY. Source: county tax records.