327 Zion St · Laurinburg, NC 28352

$99,000

3 bd · 2.0 ba · 2,034 sqft · SingleFamily public records · 19 Days on market

Built 1937 9,583 sqft lot Est $146k · 32% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks

Opportunity awaits at 327 Zion St in Laurinburg. This single-family home offers approximately 2,034 sq ft with 3 bedrooms and 2 bathrooms and was built in 1937. The property is being sold AS IS and is currently not habitable, making it an ideal opportunity for investors, renovators, or buyers looking for a full rehab project. With its generous footprint and classic structure, the home provides a strong foundation for a complete restoration or potential redevelopment vision. Conveniently located in Laurinburg, the property offers easy access to local amenities, schools, and major routes while being situated in a residential setting. A true investor special with significant potential for t

Key facts

• Strong foundation
• Single family home
• Complete restoration

Tags

• SINGLE FAMILY HOME
• STRONG FOUNDATION
• COMPLETE RESTORATION
• POTENTIAL REDEVELOPMENT
• EASY ACCESS TO LOCAL AMENITIES
• RESIDENTIAL SETTING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Water heater: unknown
• Home design: Residential stick/site-built house; One story
• Construction: Brick construction; Built in 1937; Crawl space foundation
• Exterior features: Lot approximately 0.22 acres; Lot dimensions roughly 80 x 120.5 x 83 x 119.5; Public maintained road frontage; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with ceiling heat
• Interior features: Primary bedroom on main level; One living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.3% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 157 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 75% 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.37% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $146,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Midland Way	0.41mi	3/2.0	1,922 (-6%)	2mo	$139,100	$72	70
411 E Church St	0.55mi	2/1.0 (-1)	2,130 (+5%)	5mo	$152,000	$71	54
717 Peden St	0.61mi	3/2.0	2,208 (+9%)	8mo	$237,000	$107	51
707 S King St	0.75mi	3/2.0	2,060 (+1%)	17mo	$237,000	$115	49
702 E Covington St	0.53mi	2/1.0 (-1)	1,915 (-6%)	10mo	$119,000	$62	49
322 E Church St	0.58mi	2/1.0 (-1)	1,780 (-12%)	7mo	$90,000	$51	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $13,666
• Equity at exit: $14,761

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $50,069
• Equity at exit: $8,560

Cash invested: $27,720 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $467

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $523	-5% $495	+0% $467	+5% $439	+10% $411
Rent	-10% $360	-5% $414	+0% $467	+5% $520	+10% $574
Rate	-1.0pp $517	-0.5pp $492	base $467	+0.5pp $441	+1.0pp $415

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $99,000 Active 19 DOM
2. 2026-06-09
   days on market $99,000 Active 18 DOM
3. 2026-06-08
   days on market $99,000 Active 17 DOM
4. 2026-06-07
   days on market $99,000 Active 16 DOM
5. 2026-06-05
   days on market $99,000 Active 13 DOM
6. 2026-06-03
   days on market $99,000 Active 12 DOM
7. 2026-06-02
   days on market $99,000 Active 11 DOM
8. 2026-06-01
   days on market $99,000 Active 10 DOM
9. 2026-05-31
   days on market $99,000 Active 9 DOM
10. 2026-05-30
    days on market $99,000 Active 8 DOM
11. 2026-05-22
    listed $99,000 Active

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$323/yr (+$27/mo · 65.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $16,224
• − Mortgage interest: −$5,546
• − Property taxes: −$489
• − Insurance: −$495
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,880
• Taxable income: $4,219
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,591/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurinburg, NC
• City population: 24,177
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

• 2026-05-22 Listed $99,000 Triad MLS

Property tax history

-1.4%/yr

Latest (2025): $489 · +3.0% YoY. Source: county tax records.