250 Singleton Rd · Red Springs, NC 28377

$90,000

3 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 33 Days on market

Built 1970

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Please call the listing agent for instructions. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition. Cash sale only. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due, or owing. The buyer is assuming ALL responsibility for any necessary eviction action. Listing broker & seller assume no responsibility and make no guarantees, warranties, or representations as to the availability or accuracy of the information herein. All info must be verified by the purchaser. The Seller is the USDA.

Key facts

• Built 1970
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#441 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.3% local appreciation)).
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (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 1970 — 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. 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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.93×
• Total profit: $48,733
• Equity at exit: $52,706

10-year hold

• IRR: 29.0%
• Equity multiple: 5.91×
• Total profit: $123,758
• Equity at exit: $92,404

Cash invested: $25,200 (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 28377

• Home prices YoY: 3.0%
• Active inventory: 30
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $415

Break-even live

Break-even rent $716

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $466	-5% $440	+0% $415	+5% $389	+10% $364
Rent	-10% $317	-5% $366	+0% $415	+5% $464	+10% $513
Rate	-1.0pp $460	-0.5pp $437	base $415	+0.5pp $391	+1.0pp $368

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 33 DOM
2. 2026-06-17
   days on market $90,000 Active 32 DOM
3. 2026-06-16
   days on market $90,000 Active 31 DOM
4. 2026-06-15
   days on market $90,000 Active 30 DOM
5. 2026-06-14
   days on market $90,000 Active 28 DOM
6. 2026-06-13
   days on market $90,000 Active 27 DOM
7. 2026-06-10
   days on market $90,000 Active 25 DOM
8. 2026-06-09
   days on market $90,000 Active 24 DOM
9. 2026-06-08
   days on market $90,000 Active 23 DOM
10. 2026-06-07
    days on market $90,000 Active 22 DOM
11. 2026-06-05
    days on market $90,000 Active 19 DOM
12. 2026-06-03
    days on market $90,000 Active 18 DOM
13. 2026-06-02
    days on market $90,000 Active 17 DOM
14. 2026-06-01
    days on market $90,000 Active 16 DOM
15. 2026-05-31
    days on market $90,000 Active 15 DOM
16. 2026-05-30
    days on market $90,000 Active 14 DOM
17. 2026-05-17
    listed $90,000 Active
18. 2026-03-11
    price $115,000
19. 2026-02-20
    listed $120,000 Active
20. 2022-02-28
    soldstatus $35,000 726-char remark

    Show marketing remark (726 chars)

    Please call the listing agent for instructions. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition. Cash sale only. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due, or owing. The buyer is assuming ALL responsibility for any necessary eviction action. Listing broker & seller assume no responsibility and make no guarantees, warranties, or representations as to the availability or accuracy of the information herein. All info must be verified by the purchaser. The Seller is the USDA.

21. 2021-11-27
    listed $30,719 726-char remark

    Show marketing remark (726 chars)

    Please call the listing agent for instructions. OCCUPANTS ARE ABSOLUTELY NOT TO BE DISTURBED!! **SOLD SIGHT UNSEEN**NO SHOWINGS** NO INTERIOR ACCESS** Property is being sold occupied with all occupants in AS IS/WHERE IS condition. Cash sale only. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due, or owing. The buyer is assuming ALL responsibility for any necessary eviction action. Listing broker & seller assume no responsibility and make no guarantees, warranties, or representations as to the availability or accuracy of the information herein. All info must be verified by the purchaser. The Seller is the USDA.

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$64/yr (+$5/mo · 9.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $14,890
• − Mortgage interest: −$5,041
• − Property taxes: −$674
• − Insurance: −$450
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,618
• Taxable income: $3,723
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,081/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Red Springs

• Score: 62/100
• State rank: #441
• US rank: #16213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,188

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 45% Black 25% White 16% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Serbian 1% Italian 0%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 2%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.31%
• Current HPI: 179.5206
• 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

+193.0% since first listed

5 events — show timeline

• 2026-05-17 Listed $90,000 FSBO.com
• 2026-03-11 Price Changed $115,000 LPRMLS
• 2026-02-20 Listed $120,000 LPRMLS
• 2022-02-28 Sold (MLS) $35,000 CANOPYMLS as Distributed by MLS Grid
• 2021-11-27 Listed $30,719 CANOPYMLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $674 · +0.0% YoY. Source: county tax records.