21040 Mclaughlin Rd · Laurinburg, NC 28352

$123,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 105 Days on market

Built 1993 Est $213k · 42% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks MLS

Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

Key facts

• Garage
• Built 1993
• Listed 104 days

Property features AI

Exterior

• Parking: Detached garage; 1 covered space; 1 garage space
• Security: Smoke detector(s)
• Utilities: Water from spring and well; Septic tank and holding tank for sewer
• Home design: Manufactured home; Residential property; A1A residential zoning
• Construction: Brick and vinyl siding exterior; Crawl space foundation
• Exterior features: Deck; Covered patio; Patio; Fenced yard; Storage

Interior

• Kitchen: Built-in electric oven; Built-in refrigerator; Cooktop; Exhaust fan; Ice maker; Laminate counters; Pantry; Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Laminate; Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Double vanity; Eat-in kitchen; Laminate counters; Pantry; Walk-in closet(s); Storage
• Laundry & utility: Washer hookup in unit; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.3% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spring Hill Middle (math 25% / reading 29%, grade F, #374 of 475 statewide, top 80%, 643 students, 99% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scotland County population projected at -20% 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,930 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $212,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21001 River Birch Dr	0.42mi	3/2.0	1,475 (-15%)	24mo	$181,000	$123	36

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $698
• Equity at exit: $18,340

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $27,080
• Equity at exit: $10,635

Cash invested: $34,440 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $324

Break-even live

Break-even rent $965

Max offer price $123,000

Occupancy floor 71%

Sensitivity live

Price	-10% $394	-5% $359	+0% $324	+5% $290	+10% $255
Rent	-10% $216	-5% $270	+0% $324	+5% $379	+10% $433
Rate	-1.0pp $386	-0.5pp $356	base $324	+0.5pp $293	+1.0pp $260

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $123,000 Active 105 DOM
2. 2026-06-18
   days on market $123,000 Active 102 DOM
3. 2026-06-17
   days on market $123,000 Active 101 DOM
4. 2026-06-16
   days on market $123,000 Active 100 DOM
5. 2026-06-15
   days on market $123,000 Active 99 DOM
6. 2026-06-14
   days on market $123,000 Active 97 DOM
7. 2026-06-13
   days on market $123,000 Active 96 DOM
8. 2026-06-10
   days on market $123,000 Active 94 DOM
9. 2026-06-09
   days on market $123,000 Active 93 DOM
10. 2026-06-08
    days on market $123,000 Active 92 DOM
11. 2026-06-07
    days on market $123,000 Active 91 DOM
12. 2026-06-05
    days on market $123,000 Active 88 DOM
13. 2026-06-03
    days on market $123,000 Active 87 DOM
14. 2026-06-02
    days on market $123,000 Active 86 DOM
15. 2026-06-01
    days on market $123,000 Active 85 DOM
16. 2026-05-31
    days on market $123,000 Active 84 DOM
17. 2026-05-30
    days on market $123,000 Active 83 DOM
18. 2026-04-01
    status Active
19. 2026-04-01
    price $123,000
20. 2026-02-05
    status Pending
21. 2026-01-05
    listed $135,500 Active
22. 2025-08-02
    price $162,500
23. 2025-07-04
    price $165,000
24. 2025-06-03
    listed $170,000 Active
25. 2023-08-24
    soldstatus $149,900 Closed 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

26. 2023-08-18
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

27. 2023-08-12
    historical 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

28. 2023-07-31
    soldstatus $150,000
29. 2023-06-24
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

30. 2023-06-20
    price $149,900 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

31. 2023-06-01
    status Active 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

32. 2023-05-28
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

33. 2023-05-22
    listed $154,900 Active 296-char remark

    Show marketing remark (296 chars)

    Country Living!!! Manufactured home located in Laurinburg NC. The home has 3 bedrooms and 2 bathroom. Large living area and kitchen . Private backyard and has a deck off the back of the home. Easy to show so please schedule your appointment today. Don't miss your opportunity on this new listing!

34. 2021-12-31
    historical
35. 2021-01-27
    listed $79,900
36. 2017-08-15
    soldstatus $68,700
37. 2017-01-26
    listed $67,900

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$213/yr (+$18/mo · 26.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $16,511
• − Mortgage interest: −$6,890
• − Property taxes: −$795
• − Insurance: −$615
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,578
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,415/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,177
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

+81.1% since first listed

20 events — show timeline

• 2026-04-01 Relisted — LPRMLS
• 2026-04-01 Price Changed $123,000 LPRMLS
• 2026-02-05 Pending — LPRMLS
• 2026-01-05 Listed $135,500 LPRMLS
• 2025-08-02 Price Changed $162,500 LPRMLS
• 2025-07-04 Price Changed $165,000 LPRMLS
• 2025-06-03 Listed $170,000 LPRMLS
• 2023-08-24 Sold (MLS) $149,900 LPRMLS
• 2023-08-18 Pending — LPRMLS
• 2023-08-12 Delisted — LPRMLS
• 2023-07-31 Sold (Public Records) $150,000 Public Records
• 2023-06-24 Pending — LPRMLS
• 2023-06-20 Price Changed $149,900 LPRMLS
• 2023-06-01 Relisted — LPRMLS
• 2023-05-28 Pending — LPRMLS
• 2023-05-22 Listed $154,900 LPRMLS
• 2021-12-31 Listing Removed — Hive MLS
• 2021-01-27 Listed $79,900 Hive MLS
• 2017-08-15 Sold (MLS) $68,700 Hive MLS
• 2017-01-26 Listed $67,900 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $795 · +0.0% YoY. Source: county tax records.