1263 NC 16 Hwy N · Taylorsville, NC 28681

$89,100

3 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 33 Days on market

Built 1955 0.91 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LIST PRICE IS CURRENT HIGH BID PLUS BUYER'S PREMIUM. THIS AUCTION HAS ENDED. ALL UPSET BIDS WILL NEED TO BE PLACED WITH THE CLERK OF SUPERIOR COURT. REFERENCE FILE # 25SP000020-010. MINIMUM UPSET BID IS 5%. This judicial auction presents an excellent investment or redevelopment opportunity in a high-visibility location along NC Highway 16 North in Taylorsville, North Carolina. Situated on approximately 0.91 +/- acres with valuable highway frontage, the property includes a 1,410 +/- square foot 3 bedroom, 1 bathroom home, a detached 2-car carport, and a 480 +/- square foot office building. The residence has been vacant for an extended period, is currently without power, and is in poor condit

Key facts

• Excellent visibility
• High traffic count
• 0.91 acre lot

Tags

• INVESTMENT OPPORTUNITY
• REDEVELOPMENT OPPORTUNITY
• HIGH VISIBILITY LOCATION
• VALUABLE HIGHWAY FRONTAGE
• HIGH TRAFFIC COUNT
• EXCELLENT VISIBILITY

Property features AI

Finance

• Other: Property includes separate living quarters of about 480 unheated sq. ft.; Living area listed as 1,410 sq. ft.; Property is offered at auction
• HOA & community: No HOA

Exterior

• Parking: Attached 2-space carport
• Utilities: Public water; Septic system installed; Electric service
• Home design: Single-family residence; Site-built construction; One story; Crawl space foundation; RA-20 zoning
• Construction: Block construction
• Exterior features: Approximately 0.91-acre lot; Roads are a mix of gravel and paved; Publicly maintained road; Separate living quarters (second living quarters)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Fireplace; One room count
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.0% in Taylorsville — 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 69/100 on livability (#159 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools C-, amenities F, commute F.
• Alexander County Schools (rural): math 52% / reading 55% proficiency, ranked #52 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 135 active listings in the ZIP; 113 units permitted in Alexander County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $616 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alexander County population projected at -18% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $86,427 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1955 — 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. 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: 1.89% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.85%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $255,910
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1485 NC Hwy 16 Hwy N	0.20mi	3/2.0	1,721 (+6%)	13mo	$349,900	$203	66
35 Caldwell Dr	0.35mi	3/2.0	1,865 (+14%)	7mo	$292,500	$157	50
80 Sunset Dr	0.59mi	3/2.0	1,512 (-7%)	15mo	$225,000	$149	44

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $29,104
• Equity at exit: $13,285

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $81,534
• Equity at exit: $7,704

Cash invested: $24,948 (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 28681

• Home prices YoY: -11.9%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $683

Break-even live

Break-even rent $818

Max offer price $89,100

Occupancy floor 54%

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: $22,275
• Closing costs: $2,673
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,100 Active 33 DOM
2. 2026-06-18
   days on market $89,100 Active 32 DOM
3. 2026-06-17
   days on market $89,100 Active 31 DOM
4. 2026-06-16
   days on market $89,100 Active 30 DOM
5. 2026-06-15
   days on market $89,100 Active 29 DOM
6. 2026-06-14
   pricedays on market $89,100 Active 27 DOM
7. 2026-06-13
   days on market $25,000 Active 26 DOM
8. 2026-06-10
   days on market $25,000 Active 24 DOM
9. 2026-06-09
   days on market $25,000 Active 23 DOM
10. 2026-06-09
    price $25,000 Active 22 DOM
11. 2026-06-08
    days on market $23,375 Active 22 DOM
12. 2026-06-07
    pricedays on market $23,375 Active 21 DOM
13. 2026-06-03
    days on market $11,275 Active 17 DOM
14. 2026-06-02
    days on market $11,275 Active 16 DOM
15. 2026-06-01
    days on market $11,275 Active 15 DOM
16. 2026-05-31
    days on market $11,275 Active 14 DOM
17. 2026-05-30
    days on market $11,275 Active 13 DOM
18. 2026-05-17
    listed $10,000 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,195
• − Mortgage interest: −$4,991
• − Property taxes: −$1,706
• − Insurance: −$446
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$2,592
• Taxable income: $7,229
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,460/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: Alexander County Schools
• NCES district ID: 3700090
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $41,189
• Composite: 44.84/100
• National rank: #2732
• State rank: #52 of 178 in NC

Livability — Taylorsville

• Score: 69/100
• State rank: #159
• US rank: #8794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,117

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,085 · -2.3%
• By 2040: 33,528 · -9.2%
• By 2050: 30,229 · -18.1%
• By 2075: 23,159 · -37.3%
• By 2100: 15,981 · -56.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 5% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Alexander

• 2024 margin: Solid R (+59.9) · D 19.7% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.4pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+58.0 2016: R+55.9 2012: R+44.6 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.79%
• Current HPI: 227.497
• 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

• 2026-05-17 Listed $10,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $1,706 · +683.9% YoY. Source: county tax records.