10154 Hwy 53 Hwy · White Oak, NC 29399

$130,000

2 bd · 3.0 ba · 1,944 sqft · SingleFamily public records · 185 Days on market

Built 1960 0.34 ac lot Est $97k · 34% over ↓ 33% since listing

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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 +21.0/30.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Built in 1960. 2 bedroom, 2-bathroom home with 1-car garage, and detached carport in a peaceful rural setting. Spacious corner lot with plenty of potential. Home needs some updates and is being sold as-is. Great opportunity for investors or buyers seeking a country lifestyle. Seller is offering $5000.00 towards closing cost. DONT MISS OUT! SELLERS ARE MOTIVATED!

Key facts

• Detached carport
• Spacious corner lot
• 0.34 acre lot

Tags

• PEACEFUL RURAL SETTING
• SPACIOUS CORNER LOT
• DETACHED CARPORT

Property features AI

Exterior

• Parking: Attached garage (1 covered garage space); Detached carport (1 carport space); Total of 2 covered spaces
• Utilities: Water from spring and well; Sewer: unknown
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Corner lot

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Fireplace in the great room; Fireplace in the living room
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $125k (3.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#345 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime D+, schools 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.
• Market conditions: 1 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 $5k of equity ($899 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $97,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10154 Hwy 53 Hwy	0.00mi	2/2.0	1,944 (0%)	1mo	$97,185	$50	95

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: 13.1%
• Equity multiple: 1.75×
• Total profit: $27,241
• Equity at exit: $58,454

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $80,662
• Equity at exit: $90,084

Cash invested: $36,400 (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 29399

• Active inventory: 1
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $182

Break-even live

Break-even rent $1,021

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-06
   status Pending
2. 2026-04-17
   price $130,000
3. 2026-04-07
   status Active
4. 2026-03-16
   status Pending
5. 2026-02-25
   price $149,900
6. 2025-12-01
   price $164,900
7. 2025-10-10
   listed $169,900 Active
8. 2025-09-22
   historical
9. 2025-06-21
   status Active
10. 2025-06-16
    historical
11. 2025-05-30
    price $169,900
12. 2025-04-17
    price $174,900
13. 2025-02-06
    price $179,900
14. 2024-12-12
    listed $194,900 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: $848 · $71/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$218/yr (+$18/mo · 25.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 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: $15,022
• − Mortgage interest: −$7,282
• − Property taxes: −$848
• − Insurance: −$650
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,782
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,175/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 — White Oak

• Score: 64/100
• State rank: #345
• US rank: #13796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, NC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-33.3% since first listed

14 events — show timeline

• 2026-05-06 Pending — LPRMLS
• 2026-04-17 Price Changed $130,000 LPRMLS
• 2026-04-07 Relisted — LPRMLS
• 2026-03-16 Pending — LPRMLS
• 2026-02-25 Price Changed $149,900 LPRMLS
• 2025-12-01 Price Changed $164,900 LPRMLS
• 2025-10-10 Listed $169,900 LPRMLS
• 2025-09-22 Listing Removed — Hive MLS
• 2025-06-21 Relisted — Hive MLS
• 2025-06-16 Listing Removed — Hive MLS
• 2025-05-30 Price Changed $169,900 Hive MLS
• 2025-04-17 Price Changed $174,900 Hive MLS
• 2025-02-06 Price Changed $179,900 Hive MLS
• 2024-12-12 Listed $194,900 Hive MLS

Property tax history

+2.9%/yr

Latest (2025): $848 · +1.7% YoY. Source: county tax records.