215 W D St · Newton, NC 28658

$199,000

3 bd · 4.0 ba · 1,762 sqft · Other public records · 245 Days on market

Built 1900 9,583 sqft lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this inviting home at 215 W D St, offering a perfect balance of comfort and style. With spacious living areas, natural light throughout, and classic touches, this property provides an ideal space for those seeking a peaceful, yet convenient lifestyle in Newton. Don't forget to check out the huge storage shed for additional storage space!

Key facts

• 9,583 sq ft lot
• Built 1900
• Listed 244 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residential home; One story; Entry level: Main
• Construction: Site-built wood construction; Crawl space foundation
• Exterior features: Covered front porch; Full chain-link fenced yard; Shed(s) on the property; Concrete/paved public road access

Interior

• Kitchen: Kitchen equipped with Dishwasher, Microwave, Oven, Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: 8 total rooms; Dishwasher, Microwave, Oven, Refrigerator; Tile and wood flooring
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Newton — 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 73/100 on livability (#77 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Newton Conover City Schools (suburban): math 49% / reading 47% proficiency, ranked #74 of 178 in NC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Newton Elementary (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 350 students, 75% FRL); Newton-Conover Middle (math 43% / reading 48%, grade D+, #154 of 475 statewide, top 33%, 603 students, 65% FRL); Newton-Conover High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 758 students, 59% FRL).
• Market conditions: 229 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 245 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 12146% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $54k; list at $199k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,500 (14.8% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-26,953
• Equity at exit: $29,672

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,788
• Equity at exit: $17,206

Cash invested: $55,720 (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 28658

• Home prices YoY: -23.3%
• Active inventory: 229
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $84

Break-even live

Break-even rent $1,589

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $197	-5% $140	+0% $84	+5% $28	+10% $-29
Rent	-10% $-50	-5% $17	+0% $84	+5% $151	+10% $218
Rate	-1.0pp $184	-0.5pp $134	base $84	+0.5pp $32	+1.0pp $-20

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 W 19th St Unit 188 Newton, NC	3.0	3.0	1280	$1,695	$1.32	23d	1	1.45mi

Listing history 26 events

1. 2026-06-09
   days on market $199,000 Active 245 DOM
2. 2026-06-08
   days on market $199,000 Active 244 DOM
3. 2026-06-07
   pricedays on market $199,000 Active 243 DOM
4. 2026-06-05
   days on market $225,000 Active 240 DOM
5. 2026-06-02
   days on market $225,000 Active 238 DOM
6. 2026-06-01
   days on market $225,000 Active 237 DOM
7. 2026-05-31
   days on market $225,000 Active 236 DOM
8. 2026-05-30
   days on market $225,000 Active 235 DOM
9. 2026-05-14
   historical $1,445
10. 2026-05-11
    historical Active Under Contract
11. 2026-05-09
    price $1,445
12. 2026-04-10
    price $1,575
13. 2026-04-01
    listed $1,625
14. 2026-03-18
    price $225,000
15. 2026-01-30
    status Active
16. 2026-01-24
    status Pending
17. 2026-01-05
    price $239,000
18. 2025-10-06
    status Active
19. 2025-09-25
    listed $250,000 Active
20. 2025-09-23
    historical $250,000
21. 2025-09-14
    historical $1,625
22. 2025-09-04
    listed $1,625
23. 2024-10-12
    historical $1,545
24. 2024-09-25
    price $1,545
25. 2024-09-19
    listed $1,625
26. 2019-05-07
    soldstatus $54,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$88/yr (+$7/mo · 5.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$11,147
• − Property taxes: −$1,544
• − Insurance: −$995
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,789
• Taxable loss: −$2,390
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,580/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: Newton Conover City Schools
• NCES district ID: 3703360
• Math proficiency: 49% ▲ 11.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $39,491
• Composite: 40.13/100
• National rank: #3797
• State rank: #74 of 178 in NC

Livability — Newton

• Score: 73/100
• State rank: #77
• US rank: #5536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, NC
• Population (ZIP): 25,681

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Black 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 3% Tagalog/Filipino 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: ▼ -79.85%
• Current HPI: 262.8541
• 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

-97.3% since first listed

18 events — show timeline

• 2026-05-14 Rental Removed $1,445 RENTLY
• 2026-05-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $1,445 RENTLY
• 2026-04-10 Price Changed $1,575 RENTLY
• 2026-04-01 Listed for Rent $1,625 RENTLY
• 2026-03-18 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-30 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-01-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-06 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-25 Listed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-23 Coming Soon $250,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-14 Rental Removed $1,625 RENTLY
• 2025-09-04 Listed for Rent $1,625 RENTLY
• 2024-10-12 Rental Removed $1,545 RENTLY
• 2024-09-25 Price Changed $1,545 RENTLY
• 2024-09-19 Listed for Rent $1,625 RENTLY
• 2019-05-07 Sold (Public Records) $54,000 Public Records

Property tax history

+8.4%/yr

Latest (2024): $1,544 · +0.0% YoY. Source: county tax records.