216 Meherrin Loop · Raeford, NC 28376

$271,000

4 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 31 Days on market

Built 2015 Est $265k · at est. $13/mo HOA · 1% of rent

---

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 +12.5/30.0
• ARV discount +6.5/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-THE CL-1600 IS A RANCH STYLE HOME THAT FEATURES FAMILY ROOM W/ FIREPLACE, KITCHEN, DINING AREA AND BEDROOMS. THE MASTER BATHROOM INCLUDES A DOUBLE VANITY, SEPARATE SHOWER AND TUB. WALK IN CLOSET! STAINLESS STEEL APPLIANCES!

Key facts

• Mounted tv
• Backyard view
• 2 garage spots

Tags

• BACKYARD VIEW
• TREE-LINED DRAINAGE AREA
• STANDARD KITCHEN APPLIANCES
• MOUNTED TV
• FRONT-LOADING WASHER AND DRYER

Property features AI

Finance

• Other: Appliances contribute to green energy efficiency
• HOA & community: Homeowners association with an annual fee of $160 (about $13.33/month)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-14 residential zoning
• Construction: Brick veneer exterior
• Exterior features: Patio; Shed(s); Has view; Cleared lot

Interior

• Kitchen: Refrigerator; Convection oven; Cooktop; Electric oven; Electric range; Dishwasher; Disposal; ENERGY STAR qualified refrigerator
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fans
• Interior features: Tray ceilings; Ceiling fans; Eat-in kitchen; Electric fireplace
• Laundry & utility: Washer; Dryer; ENERGY STAR qualified washer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $-41 ($-492/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.5% below list).
• Recommended offer: $210k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#39 in NC, #3,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 566 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $160k; list at $271k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,042 (22.5% 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 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $264,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Cape Fear Rd	0.54mi	3/2.0 (-1)	1,639 (+2%)	0mo	$270,000	$165	66
727 Cape Fear Rd	0.43mi	3/2.0 (-1)	1,571 (-2%)	9mo	$275,000	$175	64
716 Roanoke Dr	0.15mi	3/2.5 (-1)	1,814 (+13%)	1mo	$285,000	$157	63
370 Roanoke Dr	0.50mi	4/2.0	1,552 (-3%)	9mo	$268,000	$173	63
586 Broad Dr	0.63mi	3/2.5 (-1)	1,632 (+2%)	5mo	$260,000	$159	57
567 Broad Dr	0.61mi	3/2.0 (-1)	1,549 (-4%)	10mo	$260,000	$168	52
479 Broad Dr	0.68mi	4/2.5	1,707 (+6%)	6mo	$274,800	$161	50
543 Broad Dr	0.63mi	3/2.0 (-1)	1,509 (-6%)	7mo	$261,100	$173	50
259 Roanoke Dr	0.57mi	3/2.5 (-1)	1,396 (-13%)	3mo	$257,000	$184	42
619 Cape Fear Rd	0.55mi	3/2.5 (-1)	1,800 (+12%)	6mo	$275,000	$153	42
154 Lumber St	0.47mi	3/2.5 (-1)	1,828 (+14%)	10mo	$285,000	$156	40
335 Cape Fear Rd	0.74mi	3/2.5 (-1)	1,735 (+8%)	7mo	$285,000	$164	40

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-48,859
• Equity at exit: $40,407

10-year hold

• IRR: -13.0%
• Equity multiple: 0.27×
• Total profit: $-55,279
• Equity at exit: $23,431

Cash invested: $75,880 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 566
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,421
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$113
• HOA: −$13
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-41

Break-even live

Break-even rent $2,152

Max offer price $263,753

Occupancy floor 97%

Sensitivity live

Price	-10% $112	-5% $36	+0% $-41	+5% $-118	+10% $-194
Rent	-10% $-207	-5% $-124	+0% $-41	+5% $42	+10% $125
Rate	-1.0pp $95	-0.5pp $28	base $-41	+0.5pp $-111	+1.0pp $-183

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: $67,750
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Roanoke Dr Raeford, NC	3.0	2.0	1581	$1,950	$1.23	24d	1	0.13mi
676 Broad Dr Raeford, NC	3.0	2.0	1417	$1,700	$1.20	24d	1	0.53mi
478 Cape Fear Rd Raeford, NC	3.0	2.5	1422	$1,850	$1.30	24d	1	0.66mi
478 Cape Fear Rd Raeford, NC	3.0	2.5	1422	$1,850	$1.30	14d	1	0.66mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 23 events

1. 2026-06-18
   days on market $271,000 Active 31 DOM
2. 2026-06-17
   days on market $271,000 Active 30 DOM
3. 2026-06-16
   days on market $271,000 Active 29 DOM
4. 2026-06-15
   price $271,000 Active 28 DOM
5. 2026-06-15
   days on market $274,500 Active 28 DOM
6. 2026-06-14
   days on market $274,500 Active 26 DOM
7. 2026-06-13
   days on market $274,500 Active 25 DOM
8. 2026-06-10
   pricedays on market $274,500 Active 23 DOM
9. 2026-06-09
   days on market $278,900 Active 22 DOM
10. 2026-06-08
    days on market $278,900 Active 21 DOM
11. 2026-06-07
    days on market $278,900 Active 20 DOM
12. 2026-06-05
    days on market $278,900 Active 17 DOM
13. 2026-06-03
    days on market $278,900 Active 16 DOM
14. 2026-06-02
    days on market $278,900 Active 15 DOM
15. 2026-06-01
    days on market $278,900 Active 14 DOM
16. 2026-05-31
    days on market $278,900 Active 13 DOM
17. 2026-05-30
    days on market $278,900 Active 12 DOM
18. 2026-05-12
    listed $278,900 Active
19. 2015-10-07
    soldstatus $159,900 224-char remark

    Show marketing remark (224 chars)

    -THE CL-1600 IS A RANCH STYLE HOME THAT FEATURES FAMILY ROOM W/ FIREPLACE, KITCHEN, DINING AREA AND BEDROOMS. THE MASTER BATHROOM INCLUDES A DOUBLE VANITY, SEPARATE SHOWER AND TUB. WALK IN CLOSET! STAINLESS STEEL APPLIANCES!

20. 2015-10-07
    soldstatus $159,900 224-char remark

    Show marketing remark (224 chars)

    -THE CL-1600 IS A RANCH STYLE HOME THAT FEATURES FAMILY ROOM W/ FIREPLACE, KITCHEN, DINING AREA AND BEDROOMS. THE MASTER BATHROOM INCLUDES A DOUBLE VANITY, SEPARATE SHOWER AND TUB. WALK IN CLOSET! STAINLESS STEEL APPLIANCES!

21. 2015-07-17
    soldstatus $62,000
22. 2015-07-07
    listed $159,900 224-char remark

    Show marketing remark (224 chars)

    -THE CL-1600 IS A RANCH STYLE HOME THAT FEATURES FAMILY ROOM W/ FIREPLACE, KITCHEN, DINING AREA AND BEDROOMS. THE MASTER BATHROOM INCLUDES A DOUBLE VANITY, SEPARATE SHOWER AND TUB. WALK IN CLOSET! STAINLESS STEEL APPLIANCES!

23. 2015-07-07
    listed $159,900 224-char remark

    Show marketing remark (224 chars)

    -THE CL-1600 IS A RANCH STYLE HOME THAT FEATURES FAMILY ROOM W/ FIREPLACE, KITCHEN, DINING AREA AND BEDROOMS. THE MASTER BATHROOM INCLUDES A DOUBLE VANITY, SEPARATE SHOWER AND TUB. WALK IN CLOSET! STAINLESS STEEL APPLIANCES!

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$383/yr (+$32/mo · 20.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,205
• − Mortgage interest: −$15,180
• − Property taxes: −$1,839
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$156
• − Depreciation: −$7,884
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $766/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Raeford

• Score: 76/100
• State rank: #39
• US rank: #3562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• City population: 44,880
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• Metro: Fayetteville, 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

+74.4% since first listed

6 events — show timeline

• 2026-05-12 Listed $278,900 LPRMLS
• 2015-10-07 Sold (MLS) $159,900 LPRMLS
• 2015-10-07 Sold (MLS) $159,900 TMLS
• 2015-07-17 Sold (Public Records) $62,000 Public Records
• 2015-07-07 Listed $159,900 LPRMLS
• 2015-07-07 Listed $159,900 TMLS

Property tax history

+23.8%/yr

Latest (2025): $1,839 · +0.0% YoY. Source: county tax records.