3766 Altamahaw Church St · Altamahaw, NC 27244

$86,000

3 bd · 1.0 ba · 1,481 sqft · SingleFamily public records · 50 Days on market

Built 1950 0.27 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Located in the desirable rural area of Altamahaw/ Elon. Situated on a 0.27 acre lot, this property offers immediate value-add potential in a growing rental market. Built in 1950, this property retains classic charm with plenty of room for modernization to increase equity and monthly rent. Low property taxes! Home being sold AS IS. The . 17 acre (3625 Sutton St) lot right beside it is also for sale! Great opportunity to get both and add acreage! Whether you're expanding your portfolio or seeking a first rental property, this is a great entry investment with upside through renovation or rent optimization!

Key facts

• 0.27 acre lot
• Built 1950
• Listed 49 days

Property features AI

Finance

• Other: Living area approximately 1,481; Lot about 0.27 acres
• HOA & community: No homeowners association; Not a senior community

Exterior

• Utilities: Public water; Public sewer (and other sewer types); Electricity available; Cable available; Phone service available; Sewer available; Water available; Public maintained road access
• Home design: House; Two levels
• Construction: Built with other construction materials
• Exterior features: Grassed vegetation; Fenced yard; Shingle roof; Other foundation (see remarks)

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (see remarks); Central air conditioning
• Interior features: Other flooring (see remarks)

🏷️ Possibly a rental listed for sale. The $86,000 price doesn't fit this home's estimated sale value (~$259,175) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#711 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Western Alamance Middle (math 37% / reading 45%, grade F, #209 of 475 statewide, top 45%, 822 students, 49% FRL); Western Alamance High (math 44% / reading 51%, grade D, #331 of 535 statewide, top 62%, 1,036 students, 39% FRL).
• Market conditions: 104 active listings in the ZIP; solid renter incomes; 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $86k implies a 562% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.00% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.11%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $259,175
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3441 Dodd Rd	0.44mi	3/2.0	1,484 (+0%)	20mo	$260,000	$175	59

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: 37.6%
• Equity multiple: 2.60×
• Total profit: $38,595
• Equity at exit: $12,823

10-year hold

• IRR: 44.2%
• Equity multiple: 5.20×
• Total profit: $101,218
• Equity at exit: $7,436

Cash invested: $24,080 (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 27244

• Home prices YoY: -21.0%
• Active inventory: 104
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $825

Break-even live

Break-even rent $676

Max offer price $86,000

Occupancy floor 47%

Sensitivity live

Price	-10% $874	-5% $849	+0% $825	+5% $801	+10% $776
Rent	-10% $689	-5% $757	+0% $825	+5% $893	+10% $961
Rate	-1.0pp $868	-0.5pp $847	base $825	+0.5pp $803	+1.0pp $780

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $86,000 Active 50 DOM
2. 2026-06-18
   days on market $86,000 Active 49 DOM
3. 2026-06-17
   days on market $86,000 Active 48 DOM
4. 2026-06-16
   days on market $86,000 Active 47 DOM
5. 2026-06-15
   days on market $86,000 Active 46 DOM
6. 2026-06-14
   days on market $86,000 Active 44 DOM
7. 2026-06-13
   days on market $86,000 Active 43 DOM
8. 2026-06-10
   days on market $86,000 Active 41 DOM
9. 2026-06-09
   days on market $86,000 Active 40 DOM
10. 2026-06-08
    days on market $86,000 Active 39 DOM
11. 2026-06-07
    days on market $86,000 Active 38 DOM
12. 2026-06-05
    days on market $86,000 Active 35 DOM
13. 2026-06-02
    days on market $86,000 Active 33 DOM
14. 2026-06-01
    days on market $86,000 Active 32 DOM
15. 2026-05-31
    days on market $86,000 Active 31 DOM
16. 2026-05-30
    days on market $86,000 Active 30 DOM
17. 2026-04-30
    listed $86,000 Active
18. 1986-08-19
    soldstatus $13,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$143/yr (+$12/mo · 25.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $20,637
• − Mortgage interest: −$4,817
• − Property taxes: −$562
• − Insurance: −$430
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,502
• Taxable income: $9,024
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $7,734/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Altamahaw

• Score: 49/100
• State rank: #711
• US rank: #25797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamahaw, NC
• County: Alamance County · 173,369 people
• City population: 125
• Metro: Burlington, NC
• Population (ZIP): 16,329
• Household income: $75,323
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 270.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Serbian 4% Romanian 3% Slovak 3%
• Foreign-born: 3%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.54%
• Current HPI: 219.7859
• Rent YoY: —
• Metro: Burlington, NC
• 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

+561.5% since first listed

2 events — show timeline

• 2026-04-30 Listed $86,000 TMLS
• 1986-08-19 Sold (Public Records) $13,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $562 · +7.9% YoY. Source: county tax records.