517 W Pine St · Maiden, NC 28650

$243,900

2 bd · 1.0 ba · 628 sqft · SingleFamily public records · 249 Days on market

Built 2025 0.32 ac lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Seller offering $5,000 seller credit Welcome to this stunning new construction ranch located in the charming town of Maiden and sitting on a 1/3 acre lot. This thoughtfully designed home offers 3 spacious bedrooms, 2 full bathrooms, and a bright, open-concept layout perfect for modern living. The large living room flows effortlessly into the kitchen and breakfast area. The kitchen features a center island, walk-in pantry, and direct access to the covered rear porch, perfect for relaxing or entertaining. Enjoy the privacy of a split-bedroom floor plan with the master suite tucked away in its own wing, complete with a walk-in closet and bathroom. Two additional bedrooms share a full b

Key facts

• Walk-in closet
• Large great room
• Walk-in pantry

Tags

• NEW CONSTRUCTION RANCH
• LARGE GREAT ROOM
• WALK-IN PANTRY
• COVERED REAR PORCH
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence, one story; Site-built construction; Vinyl exterior; New construction (completed)
• Construction: Built on crawl space foundation
• Exterior features: Concrete road frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher, Microwave, Oven, Disposal
• Bedrooms: 3 bedrooms on the main level (all bedrooms located on main)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open room count of 1; Dishwasher, Disposal, Microwave, Oven
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (49.3% below list).
• Recommended offer: $124k (49.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.1% in Maiden — 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 72/100 on livability (#84 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, 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.
• Market conditions: 142 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 249 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $244k implies a 1424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,713 (49.3% 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 249 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.16%
• DSCR: 0.64
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $145,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 S D Ave	0.14mi	2/1.0	660 (+5%)	21mo	$153,000	$232	68

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: -30.8%
• Equity multiple: -0.01×
• Total profit: $-69,238
• Equity at exit: $36,366

10-year hold

• IRR: -33.7%
• Equity multiple: -0.45×
• Total profit: $-98,919
• Equity at exit: $21,088

Cash invested: $68,292 (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 28650

• Home prices YoY: -12.7%
• Active inventory: 142
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$1,279
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-465

Break-even live

Break-even rent $1,825

Max offer price $161,843

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-395	+0% $-465	+5% $-534	+10% $-603
Rent	-10% $-562	-5% $-513	+0% $-465	+5% $-416	+10% $-367
Rate	-1.0pp $-342	-0.5pp $-402	base $-465	+0.5pp $-528	+1.0pp $-592

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: $60,975
• Closing costs: $7,317
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $243,900 Active 249 DOM
2. 2026-06-18
   days on market $243,900 Active 246 DOM
3. 2026-06-17
   days on market $243,900 Active 245 DOM
4. 2026-06-16
   days on market $243,900 Active 244 DOM
5. 2026-06-15
   days on market $243,900 Active 243 DOM
6. 2026-06-13
   days on market $243,900 Active 241 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $243,900 Active 240 DOM
9. 2026-06-09
   days on market $245,000 Active 237 DOM
10. 2026-06-08
    days on market $245,000 Active 236 DOM
11. 2026-06-07
    days on market $245,000 Active 235 DOM
12. 2026-06-04
    days on market $245,000 Active 232 DOM
13. 2026-06-03
    days on market $245,000 Active 231 DOM
14. 2026-06-02
    days on market $245,000 Active 230 DOM
15. 2026-06-01
    days on market $245,000 Active 229 DOM
16. 2026-05-31
    days on market $245,000 Active 228 DOM
17. 2026-05-05
    price $245,000
18. 2026-04-13
    price $246,900
19. 2026-01-28
    price $247,900
20. 2026-01-01
    status Active
21. 2025-12-11
    price $250,000
22. 2025-11-24
    price $255,000
23. 2025-11-05
    price $257,900
24. 2025-10-14
    listed $259,900 Active
25. 2011-03-23
    soldstatus $16,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $2,000 · $167/mo
• Expected delta: +$1,266/yr (+$105/mo · 172.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,846
• − Mortgage interest: −$13,662
• − Property taxes: −$734
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$7,095
• Taxable loss: −$10,241
• Est. tax savings @ 24.0%: +$2,458
• After-tax cash flow: $-3,116/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 — Maiden

• Score: 72/100
• State rank: #84
• US rank: #5912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maiden, NC
• County: Catawba County · 105,763 people
• City population: 12,746
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 12,746
• Household income: $74,922
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 36.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 3% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% Other Asian/Pacific 1%

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: ▼ -41.44%
• Current HPI: 284.0424
• Rent YoY: —
• Metro: Hickory-Lenoir-Morganton, NC
• 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

+1431.2% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $246,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $247,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $255,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $257,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-14 Listed $259,900 CANOPYMLS as Distributed by MLS Grid
• 2011-03-23 Sold (Public Records) $16,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $734 · +0.0% YoY. Source: county tax records.