4474 Autryville Rd · Autryville, NC 28318

$139,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 96 Days on market

Built 1946 0.54 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +6.1/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SELLER OFFERING 4K IN CLOSING COSTS! Cute 2/1 Bungalow/ Cottage in the country! Cozy living room off kitchen with separate front den. Butcher block tops in the kitchen. Huge master bedroom. Large laundry room. New laminate floors in portion of home. New septic system 2024. Water Filtration system 2025. Peaceful screened porch. 38x42 Detached workshop/oversized 2 car garage. Tons of workspace and storage potential with this extra space! Right off HWY 24 for easy commutes to Fayetteville. Low taxes, simple living! Cash or conventional loan. Home to be sold As Is.

Key facts

• Detached workshop
• Butcher block tops
• New septic system

Tags

• BUTCHER BLOCK TOPS
• NEW LAMINATE FLOORS
• NEW SEPTIC SYSTEM
• WATER FILTRATION SYSTEM
• SCREENED PORCH
• DETACHED WORKSHOP

Property features AI

Finance

• Other: Located in Sampson County; Directions available
• HOA & community: No association

Exterior

• Parking: Attached garage; 4 garage spaces
• Utilities: Private water; Septic tank
• Home design: Site-built single-story home; One level
• Construction: Block construction
• Exterior features: Shingle roof; Lot approximately 0.54 acres; Publicly maintained road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl/vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas pack heating; Central air conditioning
• Interior features: Refrigerator included; Carpet and luxury vinyl/vinyl flooring
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#592 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute 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-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: 43 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 $4k of equity ($967 loan paydown + $3k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 96 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.95×
• Total profit: $37,118
• Equity at exit: $56,763

10-year hold

• IRR: 19.5%
• Equity multiple: 3.63×
• Total profit: $102,967
• Equity at exit: $82,972

Cash invested: $39,172 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $410

Break-even live

Break-even rent $1,084

Max offer price $139,900

Occupancy floor 69%

Sensitivity live

Price	-10% $489	-5% $449	+0% $410	+5% $370	+10% $330
Rent	-10% $283	-5% $346	+0% $410	+5% $473	+10% $536
Rate	-1.0pp $480	-0.5pp $445	base $410	+0.5pp $373	+1.0pp $336

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $139,900 Active 96 DOM
2. 2026-06-17
   days on market $139,900 Active 95 DOM
3. 2026-06-16
   days on market $139,900 Active 94 DOM
4. 2026-06-15
   days on market $139,900 Active 93 DOM
5. 2026-06-14
   days on market $139,900 Active 91 DOM
6. 2026-06-13
   days on market $139,900 Active 90 DOM
7. 2026-06-10
   days on market $139,900 Active 88 DOM
8. 2026-06-09
   days on market $139,900 Active 87 DOM
9. 2026-06-08
   days on market $139,900 Active 86 DOM
10. 2026-06-07
    days on market $139,900 Active 85 DOM
11. 2026-06-05
    days on market $139,900 Active 82 DOM
12. 2026-06-03
    days on market $139,900 Active 81 DOM
13. 2026-06-02
    days on market $139,900 Active 80 DOM
14. 2026-06-01
    days on market $139,900 Active 79 DOM
15. 2026-05-31
    days on market $139,900 Active 78 DOM
16. 2026-05-30
    days on market $139,900 Active 77 DOM
17. 2026-05-01
    price $139,900
18. 2026-04-18
    price $144,900
19. 2026-04-02
    price $149,900
20. 2026-03-14
    listed $159,900 Active
21. 2025-11-05
    historical
22. 2025-11-05
    historical
23. 2025-10-03
    price $149,000
24. 2025-10-03
    price $149,000
25. 2025-09-26
    price $166,470
26. 2025-09-26
    price $166,470
27. 2025-09-09
    listed $179,000 Active
28. 2025-09-09
    listed $179,000 Active
29. 2024-10-04
    soldstatus $115,000 Closed
30. 2024-09-26
    soldstatus $115,000 Closed
31. 2024-09-26
    soldstatus $115,000
32. 2024-09-03
    status Pending
33. 2024-08-27
    price $125,000
34. 2024-08-26
    status Active
35. 2024-08-24
    historical
36. 2024-08-21
    price $125,000
37. 2024-07-16
    price $129,000
38. 2024-07-16
    price $129,000
39. 2024-07-02
    price $135,000
40. 2024-07-01
    price $135,000
41. 2024-06-20
    listed $139,900 Active
42. 2024-05-15
    price $139,900
43. 2024-02-24
    listed $145,000 Active
44. 2024-02-06
    soldstatus $95,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$372/yr (+$31/mo · 47.9%)

ⓘ 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: $19,232
• − Mortgage interest: −$7,837
• − Property taxes: −$776
• − Insurance: −$700
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,070
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,249/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 — Autryville

• Score: 57/100
• State rank: #592
• US rank: #21630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,303

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 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: ▲ 2.21%
• Current HPI: 263.6889
• 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

+47.3% since first listed

28 events — show timeline

• 2026-05-01 Price Changed $139,900 TMLS
• 2026-04-18 Price Changed $144,900 TMLS
• 2026-04-02 Price Changed $149,900 TMLS
• 2026-03-14 Listed $159,900 TMLS
• 2025-11-05 Listing Removed — TMLS
• 2025-11-05 Listing Removed — Hive MLS
• 2025-10-03 Price Changed $149,000 TMLS
• 2025-10-03 Price Changed $149,000 Hive MLS
• 2025-09-26 Price Changed $166,470 Hive MLS
• 2025-09-26 Price Changed $166,470 TMLS
• 2025-09-09 Listed $179,000 TMLS
• 2025-09-09 Listed $179,000 Hive MLS
• 2024-10-04 Sold (MLS) $115,000 LPRMLS
• 2024-09-26 Sold (Public Records) $115,000 Public Records
• 2024-09-26 Sold (MLS) $115,000 Hive MLS
• 2024-09-03 Pending — Hive MLS
• 2024-08-27 Price Changed $125,000 LPRMLS
• 2024-08-26 Relisted — Hive MLS
• 2024-08-24 Listing Removed — Hive MLS
• 2024-08-21 Price Changed $125,000 Hive MLS
• 2024-07-16 Price Changed $129,000 LPRMLS
• 2024-07-16 Price Changed $129,000 Hive MLS
• 2024-07-02 Price Changed $135,000 LPRMLS
• 2024-07-01 Price Changed $135,000 Hive MLS
• 2024-06-20 Listed $139,900 LPRMLS
• 2024-05-15 Price Changed $139,900 Hive MLS
• 2024-02-24 Listed $145,000 Hive MLS
• 2024-02-06 Sold (Public Records) $95,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $776 · +10.6% YoY. Source: county tax records.