411 E Green St · Macclesfield, NC 27852

$159,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.40 ac lot Est $150k · 6% over

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Why this score? — see what drove the D- 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 +11.1/30.0
• Appreciation +7.8/10.0
• ARV discount +4.6/15.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

VERY NICE SPACIOUS 3 BEDROOM, 2 BATH, BRICK RANCH WITH LARGE DEN, FORMAL LIVING ROOM, DINING AREA, OFFICE WITH FIREPLACE, LARGE LAUNDRY, GARAGE AND BEAUTIFUL VIEW

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Zoning: RA; Lot approximately 0.4 acres (100 x 150); Road frontage on city street and state road; Crawl space basement

Exterior

• Parking: Attached garage with 2 spaces; Covered parking; Carport with 2 spaces; Asphalt and concrete surfaces
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Power/utilities connected
• Home design: Single-family residence; One story; Entry at main level; Brick and vinyl siding with frame construction
• Construction: Built with brick, vinyl siding and frame; Shingle roof; Brick/mortar foundation; Originally constructed as a single-story home
• Exterior features: Covered patio; Screened patio; Rear porch; Side porch; Chain link fence in backyard; Shed(s); Spa / hot tub; Has view; No additional exterior features listed

Interior

• Kitchen: Electric oven; Refrigerator; Pantry
• Bedrooms: Master downstairs
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; Accessible full bath
• Heating & cooling: Natural gas heating with wall furnace; Central air; Wall/window air conditioning units
• Interior features: Master bedroom on the main floor; Ceiling fans; Pantry; Built-in features; Insulated windows; Gas log fireplace; Unfurnished
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.7% below list).
• Recommended offer: $122k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#587 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: G W Carver Elementary (math 40% / reading 30%, grade F, #825 of 1,410 statewide, top 59%, 572 students, 100% FRL); South Edgecombe Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 305 students, 99% FRL); Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.5% local appreciation)).
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $97k; list at $160k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,042 (23.7% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $150,336
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Edgecombe St	0.31mi	3/2.0	1,334 (-4%)	3mo	$128,500	$96	76
407 E Wilson St	0.15mi	3/1.5	1,341 (-4%)	11mo	$205,000	$153	76
305 E Eason St	0.26mi	4/1.5 (+1)	1,201 (-14%)	2mo	$142,500	$119	56
103 S 4th St	0.48mi	2/2.0 (-1)	1,444 (+4%)	15mo	$155,886	$108	54
106 S 5th St	0.53mi	2/1.5 (-1)	1,211 (-13%)	3mo	$125,000	$103	44

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

Projected returns pro-forma

5.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.84×
• Total profit: $37,738
• Equity at exit: $95,924

10-year hold

• IRR: 13.6%
• Equity multiple: 3.58×
• Total profit: $115,405
• Equity at exit: $170,120

Cash invested: $44,772 (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 27852

• Home prices YoY: 1.7%
• Active inventory: 18
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-64

Break-even live

Break-even rent $1,302

Max offer price $148,583

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-19	+0% $-64	+5% $-109	+10% $-155
Rent	-10% $-160	-5% $-112	+0% $-64	+5% $-16	+10% $32
Rate	-1.0pp $16	-0.5pp $-23	base $-64	+0.5pp $-105	+1.0pp $-148

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   status $159,900 Pending 1 DOM
2. 2026-06-17
   remarks 196-char remark
3. 2026-06-17
   listed $159,900 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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,645
• − Mortgage interest: −$8,957
• − Property taxes: −$1,476
• − Insurance: −$800
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,652
• Taxable loss: −$3,583
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $91/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 of 178 in NC

Livability — Macclesfield

• Score: 57/100
• State rank: #587
• US rank: #21557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macclesfield, NC
• Population (ZIP): 2,415

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 18% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.54%
• Current HPI: 329.159
• 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

+39.0% since first listed

3 events — show timeline

• 2026-06-16 Listed $159,900 Hive MLS
• 2016-09-07 Sold (MLS) $96,850 Hive MLS
• 2016-03-30 Listed $115,000 Hive MLS

Property tax history

+4.3%/yr

Latest (2025): $1,476 · +0.0% YoY. Source: county tax records.