1101 Old Us Highway 421 · North Wilkesboro, NC 28697

$99,950

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 39 Days on market

Built 1935 5,227 sqft lot

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Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Appreciation +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

Key facts

• Year-round comfort
• Move-in ready
• 5,227 sq ft lot

Tags

• YEAR-ROUND COMFORT
• MOVE-IN READY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public maintained road
• Home design: Residential stick/site-built house; One story; Built in 1935
• Construction: Wood siding; Crawl space foundation
• Exterior features: Public water; Septic tank

Interior

• Kitchen: Electric water heater (serves kitchen)
• Bedrooms: Primary on main
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.7% in North Wilkesboro — 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 66/100 on livability (#293 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wilkes County Schools (rural): math 55% / reading 50% proficiency, ranked #59 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 134 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $692 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wilkes County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $14k; list at $100k implies a 640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,951 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 1.08% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $45,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Lincoln Heights Rd	0.25mi	2/1.0	576 (+9%)	4mo	$50,000	$87	70

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

Projected returns pro-forma

-2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.15×
• Total profit: $4,097
• Equity at exit: $18,967

10-year hold

• IRR: 11.5%
• Equity multiple: 2.00×
• Total profit: $28,043
• Equity at exit: $15,787

Cash invested: $27,986 (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 28697

• Home prices YoY: -0.7%
• Active inventory: 98
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $259

Break-even live

Break-even rent $747

Max offer price $99,950

Occupancy floor 71%

Sensitivity live

Price	-10% $316	-5% $288	+0% $259	+5% $231	+10% $203
Rent	-10% $174	-5% $217	+0% $259	+5% $302	+10% $344
Rate	-1.0pp $310	-0.5pp $285	base $259	+0.5pp $233	+1.0pp $207

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   status $99,950 Pending 39 DOM
2. 2026-05-16
   status Pending Accepting Backup Offers

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

3. 2026-05-16
   historical Active Under Contract 353-char remark

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

4. 2026-04-28
   status Active 353-char remark

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

5. 2026-04-28
   status Active

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

6. 2026-03-25
   status Pending Accepting Backup Offers

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

7. 2026-03-25
   historical Active Under Contract 353-char remark

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

8. 2026-03-04
   listed $99,950 Active

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

9. 2026-03-04
   listed $99,950 Active 353-char remark

   Show marketing remark (353 chars)

   Charming 2-bedroom, 1 bath home conveniently located just minutes from downtown Wilkesboro and North Wilkesboro, with easy access to U. S. Route 421 and NC hwy 115 for an easy commute. Enjoy year-round comfort with three brand new Traiden ductless mini split units installed 2/27/26. Move-in ready and perfectly located — Come see it for yourself!

10. 2018-01-04
    soldstatus $13,500 75-char remark

    Show marketing remark (75 chars)

    This home has been vacant for years, it is in need of repairs. Sold as is.

11. 2017-10-06
    listed $24,900 75-char remark

    Show marketing remark (75 chars)

    This home has been vacant for years, it is in need of repairs. Sold as is.

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$524/yr (+$44/mo · 177.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,908
• − Mortgage interest: −$5,599
• − Property taxes: −$295
• − Insurance: −$500
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,908
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,742/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: Wilkes County Schools
• NCES district ID: 3704950
• Math proficiency: 55% ▲ 13.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $34,538
• Composite: 43.41/100
• National rank: #3017
• State rank: #59 of 178 in NC

Livability — North Wilkesboro

• Score: 66/100
• State rank: #293
• US rank: #12385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,412

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 66,349 people
• By 2030: 64,411 · -2.9%
• By 2040: 59,800 · -9.9%
• By 2050: 54,770 · -17.5%
• By 2075: 45,211 · -31.9%
• By 2100: 36,956 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Serbian 4% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Wilkes

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.2pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+56.6 2016: R+55.2 2012: R+42.7 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.10%
• Current HPI: 312.7598
• 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

+301.4% since first listed

10 events — show timeline

• 2026-05-16 Pending — Triad MLS
• 2026-05-16 Contingent — HCMLS
• 2026-04-28 Relisted — HCMLS
• 2026-04-28 Relisted — Triad MLS
• 2026-03-25 Pending — Triad MLS
• 2026-03-25 Contingent — HCMLS
• 2026-03-04 Listed $99,950 HCMLS
• 2026-03-04 Listed $99,950 Triad MLS
• 2018-01-04 Sold (MLS) $13,500 Triad MLS
• 2017-10-06 Listed $24,900 Triad MLS

Property tax history

+5.5%/yr

Latest (2025): $295 · +78.6% YoY. Source: county tax records.