314 Sumner Ave · Roseboro, NC 28382

$215,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 29 Days on market

Built 1977 0.33 ac lot Est $240k · 10% under

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Why this score? — see what drove the C 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 +17.3/30.0
• ARV discount +12.2/15.0
• Appreciation +9.1/10.0
• DSCR +5.4/10.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet Neighborhood- This home is ready to move in offering 4 Bedrooms and 2 full Baths. Updated kitchen featuring stainless appliances, custom built cabinets with soft close drawers, new counter tops, and a Dacor in a drawer microwave. Large family room with hardwoods and brick fireplace with gas logs. Laundry room with cabinets for storage. Huge attic that can be turned in to living quarters if needed. Detached 2 car parking shelter. Large backyard with patio perfect for grilling and 2 storage buildings- the brick one is wired. Call today to view.

Key facts

• Brick home
• Landscaped yard
• Expanded back deck

Tags

• BRICK HOME
• SPACIOUS DEN
• COZY FIREPLACE
• LANDSCAPED YARD
• DETACHED PARKING SHELTER
• EXPANDED BACK DECK

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street parking (2 total spaces)
• Security: Security system
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick, vinyl siding and frame construction
• Exterior features: Patio; Porch; Chain link fencing around back yard; Storage structure; Shingle roof; Public paved road access; City street and state road frontage; Has view

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Storm windows; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $188k (12.7% below list).
• Recommended offer: $188k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roseboro Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 387 students, 99% FRL); Roseboro-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (8.3% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; list at $215k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $187,628 (12.7% below list)

Questions for the listing agent

1. Built in 1977 — 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 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $240,170
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Cypress St	0.23mi	3/2.0	1,523 (-7%)	1mo	$251,500	$165	76
602 Cypress St	0.23mi	3/2.0	1,500 (-9%)	3mo	$252,000	$168	72
205 Culbreth St	0.28mi	3/2.0	1,538 (-6%)	6mo	$215,000	$140	71
300 E Roseboro St	0.34mi	2/2.0 (-1)	1,558 (-5%)	1mo	$110,000	$71	70
600 Cypress St	0.23mi	3/2.0	1,464 (-11%)	6mo	$245,000	$167	66
506 E Roseboro St	0.38mi	4/1.5 (+1)	1,721 (+5%)	11mo	$189,000	$110	58
506 W Clinton St	0.58mi	3/2.5	1,759 (+7%)	3mo	$210,000	$119	56
303 E Pleasant St	0.39mi	3/1.5	1,491 (-9%)	12mo	$217,000	$146	54
605 W Roseboro St	0.65mi	3/2.0	1,537 (-7%)	14mo	$248,300	$162	47

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

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.70×
• Total profit: $102,218
• Equity at exit: $167,301

10-year hold

• IRR: 20.8%
• Equity multiple: 5.80×
• Total profit: $289,206
• Equity at exit: $335,939

Cash invested: $60,200 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $157

Break-even live

Break-even rent $1,678

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-26
   listed $215,000 Active
2. 2019-11-18
   soldstatus $140,000 555-char remark

   Show marketing remark (555 chars)

   Quiet Neighborhood- This home is ready to move in offering 4 Bedrooms and 2 full Baths. Updated kitchen featuring stainless appliances, custom built cabinets with soft close drawers, new counter tops, and a Dacor in a drawer microwave. Large family room with hardwoods and brick fireplace with gas logs. Laundry room with cabinets for storage. Huge attic that can be turned in to living quarters if needed. Detached 2 car parking shelter. Large backyard with patio perfect for grilling and 2 storage buildings- the brick one is wired. Call today to view.

3. 2019-11-15
   soldstatus $140,000
4. 2019-08-15
   listed $149,900 555-char remark

   Show marketing remark (555 chars)

   Quiet Neighborhood- This home is ready to move in offering 4 Bedrooms and 2 full Baths. Updated kitchen featuring stainless appliances, custom built cabinets with soft close drawers, new counter tops, and a Dacor in a drawer microwave. Large family room with hardwoods and brick fireplace with gas logs. Laundry room with cabinets for storage. Huge attic that can be turned in to living quarters if needed. Detached 2 car parking shelter. Large backyard with patio perfect for grilling and 2 storage buildings- the brick one is wired. Call today to view.

5. 2018-07-25
   soldstatus $126,500 411-char remark

   Show marketing remark (411 chars)

   Nestled in a quiet, peaceful neighborhood, this move in ready home offers a beautiful kitchen with Stainless Steel Appliances, custom built cabinets, and new countertops. The home has a total of four bedrooms, one of which could be used as an office, and 2 bathrooms. The large family room provides great space for spending time with family and friends. Home has a fenced in backyard with a grilling patio area.

6. 2018-07-25
   soldstatus $126,500 411-char remark

   Show marketing remark (411 chars)

   Nestled in a quiet, peaceful neighborhood, this move in ready home offers a beautiful kitchen with Stainless Steel Appliances, custom built cabinets, and new countertops. The home has a total of four bedrooms, one of which could be used as an office, and 2 bathrooms. The large family room provides great space for spending time with family and friends. Home has a fenced in backyard with a grilling patio area.

7. 2018-07-25
   soldstatus $126,600

   Show marketing remark (411 chars)

   Nestled in a quiet, peaceful neighborhood, this move in ready home offers a beautiful kitchen with Stainless Steel Appliances, custom built cabinets, and new countertops. The home has a total of four bedrooms, one of which could be used as an office, and 2 bathrooms. The large family room provides great space for spending time with family and friends. Home has a fenced in backyard with a grilling patio area.

8. 2018-05-09
   listed $129,900 411-char remark

   Show marketing remark (411 chars)

   Nestled in a quiet, peaceful neighborhood, this move in ready home offers a beautiful kitchen with Stainless Steel Appliances, custom built cabinets, and new countertops. The home has a total of four bedrooms, one of which could be used as an office, and 2 bathrooms. The large family room provides great space for spending time with family and friends. Home has a fenced in backyard with a grilling patio area.

9. 2018-05-09
   listed $129,900 411-char remark

   Show marketing remark (411 chars)

   Nestled in a quiet, peaceful neighborhood, this move in ready home offers a beautiful kitchen with Stainless Steel Appliances, custom built cabinets, and new countertops. The home has a total of four bedrooms, one of which could be used as an office, and 2 bathrooms. The large family room provides great space for spending time with family and friends. Home has a fenced in backyard with a grilling patio area.

10. 2014-09-26
    soldstatus $118,000
11. 2014-09-26
    soldstatus $118,000
12. 2014-04-28
    listed $119,900
13. 1989-10-30
    soldstatus $52,500

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$465/yr (+$39/mo · 35.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 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: $22,515
• − Mortgage interest: −$12,043
• − Property taxes: −$1,298
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$6,255
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $2,306/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseboro, NC
• Population (ZIP): 6,659

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Asian/Pacific 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.27%
• Current HPI: 288.151
• 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

+309.5% since first listed

13 events — show timeline

• 2026-04-26 Listed $215,000 Hive MLS
• 2019-11-18 Sold (MLS) $140,000 Hive MLS
• 2019-11-15 Sold (Public Records) $140,000 Public Records
• 2019-08-15 Listed $149,900 Hive MLS
• 2018-07-25 Sold (Public Records) $126,600 Public Records
• 2018-07-25 Sold (MLS) $126,500 AMLSNC
• 2018-07-25 Sold (MLS) $126,500 TMLS
• 2018-05-09 Listed $129,900 AMLSNC
• 2018-05-09 Listed $129,900 TMLS
• 2014-09-26 Sold (Public Records) $118,000 Public Records
• 2014-09-26 Sold (MLS) $118,000 Hive MLS
• 2014-04-28 Listed $119,900 Hive MLS
• 1989-10-30 Sold (Public Records) $52,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,298 · +9.6% YoY. Source: county tax records.