221 E Elm St · Bladenboro, NC 28320

$72,500

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 7 Days on market

Built 1910 0.58 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

As-is investment opportunity in the heart of Bladenboro. This older home offers space and potential for a buyer ready to renovate and restore. Property sold as is; seller to make no repairs. Buyer is advised to conduct all inspections and verify square footage, utilities, zoning, and intended use during the due diligence period.

Key facts

• 0.58 acre lot
• Built 1910
• Listed 7 days

Property features AI

Exterior

• Parking: Additional parking
• Utilities: Utilities: Other; Road frontage on city street and state road
• Home design: Single family residence; One story, entry on level 1
• Construction: Vinyl siding and frame construction; Brick/mortar foundation; Metal roof; Built as a one-story structure
• Exterior features: No patio or porch; No fencing; Property has a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $71 ($857/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

Location & tenants

• Location reads 64/100 on livability (#339 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bladenboro Primary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 403 students, 99% FRL); Bladenboro Middle (math 15% / reading 30%, grade F, #410 of 475 statewide, top 87%, 277 students, 99% FRL); West Bladen High (math 37% / reading 47%, grade F, #374 of 535 statewide, top 71%, 701 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $297 of equity ($501 loan paydown + $-204 appreciation (-0.3% local appreciation)).
• Bladen County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $72,500

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.63% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $198,912
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Gum St	0.24mi	3/2.0 (-1)	1,352 (+1%)	8mo	$200,000	$148	76
423 E Poplar St	0.30mi	3/1.5 (-1)	1,463 (+9%)	17mo	$226,000	$154	50
811 W Seaboard St	0.64mi	3/1.0 (-1)	1,287 (-4%)	11mo	$55,000	$43	45
213 Butler Mill Rd	0.51mi	3/1.0 (-1)	1,146 (-15%)	14mo	$47,000	$41	31

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

Projected returns pro-forma

-0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $1,718
• Equity at exit: $20,039

10-year hold

• IRR: 7.8%
• Equity multiple: 1.83×
• Total profit: $16,784
• Equity at exit: $23,294

Cash invested: $20,300 (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 28320

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $71

Break-even live

Break-even rent $1,095

Max offer price $72,500

Occupancy floor 89%

Sensitivity live

Price	-10% $112	-5% $92	+0% $71	+5% $51	+10% $30
Rent	-10% $-22	-5% $25	+0% $71	+5% $118	+10% $165
Rate	-1.0pp $108	-0.5pp $90	base $71	+0.5pp $53	+1.0pp $34

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $72,500 Active 7 DOM
2. 2026-06-17
   days on market $72,500 Active 6 DOM
3. 2026-06-16
   days on market $72,500 Active 5 DOM
4. 2026-06-15
   days on market $72,500 Active 4 DOM
5. 2026-06-14
   remarks 330-char remark
6. 2026-06-14
   listed $72,500 Active 2 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: $336 · $28/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$259/yr (+$22/mo · 77.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,223
• − Mortgage interest: −$4,061
• − Property taxes: −$336
• − Insurance: −$5,481
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,109
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $867/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — Bladenboro

• Score: 64/100
• State rank: #339
• US rank: #13715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bladenboro, NC
• Population (ZIP): 7,990

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 9% Native American 3% Two or more races 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.28%
• Current HPI: 143.3116
• 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

1 event — show timeline

• 2026-06-11 Listed $72,500 Hive MLS

Property tax history

-0.8%/yr

Latest (2025): $336 · +0.0% YoY. Source: county tax records.