103 Tee Olive St · South Mills, NC 27976

$312,565

3 bd · 2.5 ba · 1,520 sqft · Townhouse

Built 2026 Fair condition Est $344k · 9% under $100/mo HOA · 3% of rent

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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 +19.4/30.0
• ARV discount +11.6/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

JUNIPER. SOLD. TBB

Key facts

• $100 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $313k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $313k).
• Cap rate 7.6% vs local median 5.0% in South Mills — 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 57/100 on livability (#612 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Camden County Schools (rural): math 56% / reading 64% proficiency, ranked #29 of 178 in NC (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandy Primary (math 87% / reading 72%, grade A, #24 of 1,410 statewide, top 2%, 607 students, 32% FRL); Camden County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 464 students, 25% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 105 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $938 of equity ($2k loan paydown + $-1k appreciation (-0.4% local appreciation)).
• Camden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $312,565

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $343,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Peach St	0.02mi	3/2.5	1,520 (0%)	2mo	$296,310	$195	97
216 Peach St	0.06mi	3/2.5	1,520 (0%)	3mo	$313,485	$206	95
112 Tee Olive St	0.01mi	3/2.5	1,311 (-14%)	3mo	$330,990	$252	74
214 Peach St	0.13mi	3/2.5	1,307 (-14%)	3mo	$293,910	$225	68
204 Peach St	0.48mi	3/2.5	1,307 (-14%)	1mo	$289,680	$222	53
102 Tee Olive St	0.48mi	3/2.5	1,307 (-14%)	1mo	$294,990	$226	53
206 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$289,405	$221	53
202 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$315,150	$241	52
208 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$289,520	$222	52
220 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$302,360	$231	52
218 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$303,450	$232	52
226 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$314,450	$241	52

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

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $7,359
• Equity at exit: $84,690

10-year hold

• IRR: 7.7%
• Equity multiple: 1.80×
• Total profit: $69,987
• Equity at exit: $97,076

Cash invested: $87,518 (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 27976

• Home prices YoY: -0.2%
• Active inventory: 86
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,639
• Tax est. 1.5%: −$391 /mo · $4,688/yr
• Insurance: −$130
• HOA: −$100
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $347

Break-even live

Break-even rent $2,861

Max offer price $312,565

Occupancy floor 84%

Sensitivity live

Price	-10% $563	-5% $455	+0% $347	+5% $239	+10% $131
Rent	-10% $86	-5% $217	+0% $347	+5% $477	+10% $608
Rate	-1.0pp $504	-0.5pp $426	base $347	+0.5pp $266	+1.0pp $184

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: $78,141
• Closing costs: $9,377
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Pampas ST South Mills, NC	4.0	2.5	1903	$3,300	$1.73	2d	1	0.62mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 2 events

1. 2026-02-27
   listed $312,565
2. 2026-02-27
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$17,508
• − Property taxes: −$4,688
• − Insurance: −$1,563
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − HOA: −$1,200
• − Depreciation: −$9,093
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $4,352/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The home has a fair condition with cosmetic issues that can be addressed with minor repairs and maintenance. The most critical issue is the roof, which needs urgent attention to prevent further damage and improve the home's overall condition.

Repairs flagged

• Major roof — Significant damage and leaks visible in the independent satellite image

Value-add opportunities

• Both repair and replace roof — Repairing and replacing the roof would significantly improve the home's condition and curb appeal, enhancing both resale and rental value.
• Both landscaping and exterior maintenance — Maintaining the landscaping and exterior would improve the home's curb appeal and overall condition, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and leaks visible in the independent satellite image	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both repair and replace roof — Repairing and replacing the roof would significantly improve the home's condition and curb appeal, enhancing both resale and rental value. ↑
• Both landscaping and exterior maintenance — Maintaining the landscaping and exterior would improve the home's curb appeal and overall condition, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Camden County Schools
• NCES district ID: 3700600
• Math proficiency: 56% ▲ 8.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $59,622
• Composite: 51.97/100
• National rank: #1643
• State rank: #29 of 178 in NC

Livability — South Mills

• Score: 57/100
• State rank: #612
• US rank: #22229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Mills, NC
• Population (ZIP): 4,237

Population outlook (Camden County) Hauer SSP2

• Today (2025): 10,980 people
• By 2030: 11,246 · +2.4%
• By 2040: 11,562 · +5.3%
• By 2050: 11,572 · +5.4%
• By 2075: 11,450 · +4.3%
• By 2100: 10,648 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Romanian 3%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+50.8) · D 24.2% · R 75.0%
• 2008→2024 swing: -18.8pp toward R · 2008: -32.0pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+46.6 2016: R+45.8 2012: R+34.0 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 174.2102
• 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

2 events — show timeline

• 2026-02-27 Listing Removed — REINMLS
• 2026-02-27 Listed $312,565 REINMLS