201 Little St · Wadesboro, NC 28170

$154,900

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 78 Days on market

Built 1936 8,712 sqft lot Est $214k · 28% 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 +26.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

Listing remarks

Charming 3-bedroom, 1-bath home situated on a desirable corner lot in Wadesboro! Conveniently located within walking distance to uptown amenities including dining, hardware store, pharmacy, theatre, and more. The interior has been freshly painted, offering a clean and inviting feel throughout. Enjoy relaxing on the covered front porch or unwind on the screened-in back porch. The dining room features a beautiful built-in china cabinet, adding character and charm. Perfect for those seeking small-town living with easy access to everyday conveniences—don’t miss this great opportunity!

Key facts

• Covered front porch
• Corner lot
• 8,712 sq ft lot

Tags

• CORNER LOT
• WALKING DISTANCE TO AMENITIES
• COVERED FRONT PORCH
• SCREENED-IN BACK PORCH
• BUILT-IN CHINA CABINET

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Security system
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; Vinyl exterior; Crawl space foundation
• Construction: Site built; Vinyl construction
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Microwave; Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; Insulated windows; Storm doors; Security system
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 6.3% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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 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?
6. 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?
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: 1.12% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 White Store Rd	0.51mi	3/2.0	1,560 (+2%)	10mo	$232,000	$149	60
350 Eddie St	0.75mi	3/1.5	1,530 (0%)	6mo	$92,800	$61	58
65 Chappel St	0.19mi	3/1.0	1,360 (-11%)	18mo	$75,000	$55	58
1301 Center St	0.52mi	3/2.5	1,714 (+12%)	1mo	$285,000	$166	49
506 E Wade St E	0.55mi	3/2.0	1,568 (+2%)	23mo	$151,620	$97	47
1401 Morven Rd	0.64mi	3/2.0	1,392 (-9%)	5mo	$160,000	$115	46
404 White Store Rd	0.51mi	3/2.0	1,622 (+6%)	19mo	$250,000	$154	46
504 N Pine Ln	0.57mi	3/2.0	1,680 (+10%)	12mo	$195,000	$116	43
311 Breslin St	0.58mi	3/2.0	1,445 (-6%)	23mo	$215,000	$149	40
200 Breslin St	0.59mi	3/2.0	1,310 (-14%)	10mo	$199,900	$153	36
1305 Shannon Dr	0.75mi	3/2.0	1,354 (-12%)	19mo	$190,000	$140	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.57×
• Total profit: $111,585
• Equity at exit: $139,546

10-year hold

• IRR: 28.4%
• Equity multiple: 8.08×
• Total profit: $307,052
• Equity at exit: $300,937

Cash invested: $43,372 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 85
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $428

Break-even live

Break-even rent $1,197

Max offer price $154,900

Occupancy floor 70%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $154,900 Active 78 DOM
2. 2026-06-17
   days on market $154,900 Active 77 DOM
3. 2026-06-16
   days on market $154,900 Active 76 DOM
4. 2026-06-15
   days on market $154,900 Active 75 DOM
5. 2026-06-13
   days on market $154,900 Active 73 DOM
6. 2026-06-12
   days on market $154,900 Active 72 DOM
7. 2026-06-09
   days on market $154,900 Active 69 DOM
8. 2026-06-09
   price $154,900 Active 68 DOM
9. 2026-06-08
   days on market $159,900 Active 68 DOM
10. 2026-06-07
    days on market $159,900 Active 67 DOM
11. 2026-06-07
    days on market $159,900 Active 66 DOM
12. 2026-06-04
    days on market $159,900 Active 63 DOM
13. 2026-06-02
    days on market $159,900 Active 62 DOM
14. 2026-06-01
    days on market $159,900 Active 61 DOM
15. 2026-05-31
    days on market $159,900 Active 60 DOM
16. 2026-04-01
    listed $159,900 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: $829 · $69/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$441/yr (+$37/mo · 53.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,873
• − Mortgage interest: −$8,677
• − Property taxes: −$829
• − Insurance: −$774
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,506
• Taxable income: $2,747
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,479/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

• 2026-04-01 Listed $159,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $829 · +4.5% YoY. Source: county tax records.