2831 Bettis Rd · Earl, NC 28073

$110,000

3 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 99 Days on market

Built 1963 0.65 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

Key facts

• Spacious yard
• Bonus room
• Patio

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS YARD
• PATIO
• BONUS ROOM

Property features AI

Finance

• Other: Zoning: AA1; Lot size approximately 0.65 acres
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: County water; Septic system installed
• Home design: Single-family residential property; One and one half story layout; Site-built construction
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Covered front and rear porches; Shed(s) on the property; Road access: dirt and paved; publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level); 1 half bathroom (main level)
• Heating & cooling: Heating: Other (see remarks); Wall unit(s) for cooling
• Interior features: 8 total rooms; Wood-burning fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry area located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#389 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Township Three Elementary (math 43% / reading 34%, grade F, #750 of 1,410 statewide, top 54%, 529 students, 99% FRL); Crest High (math 61% / reading 57%, grade C+, #233 of 535 statewide, top 44%, 1,114 students, 54% FRL) — zoned schools average 77% FRL vs 59% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• In year one you build about $746 of equity ($761 loan paydown + $-15 appreciation (-0.0% local appreciation)).
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1963 — 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. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $338,552
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Heinz Rd	0.49mi	2/2.0 (-1)	1,792 (+7%)	1mo	$362,500	$202	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.55×
• Total profit: $17,039
• Equity at exit: $31,867

10-year hold

• IRR: 16.4%
• Equity multiple: 2.80×
• Total profit: $55,324
• Equity at exit: $38,248

Cash invested: $30,800 (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 28073

• Home prices YoY: -0.0%
• Active inventory: 29
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $319

Break-even live

Break-even rent $893

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-10
   status $110,000 Pending 99 DOM
2. 2026-06-09
   days on market $110,000 Active 99 DOM
3. 2026-06-08
   days on market $110,000 Active 98 DOM
4. 2026-06-07
   days on market $110,000 Active 97 DOM
5. 2026-06-05
   days on market $110,000 Active 94 DOM
6. 2026-06-03
   days on market $110,000 Active 93 DOM
7. 2026-06-02
   days on market $110,000 Active 92 DOM
8. 2026-06-01
   days on market $110,000 Active 91 DOM
9. 2026-05-31
   days on market $110,000 Active 90 DOM
10. 2026-05-30
    pricedays on market $110,000 Active 89 DOM
11. 2026-04-27
    price $120,000
12. 2026-03-02
    listed $125,000 Active
13. 2022-12-16
    soldstatus $95,000 Closed 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

14. 2022-12-16
    soldstatus $95,000

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

15. 2022-11-29
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

16. 2022-11-22
    status Active 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

17. 2022-11-22
    price $99,000 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

18. 2022-11-09
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

19. 2022-10-19
    status Active 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

20. 2022-10-08
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

21. 2022-09-24
    price $110,000 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

22. 2022-09-24
    status Active 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

23. 2022-09-13
    historical Active Under Contract 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

24. 2022-08-21
    price $129,999 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

25. 2022-07-26
    price $134,000 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

26. 2022-07-13
    price $140,000 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

27. 2022-07-01
    listed $150,000 Active 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

28. 2022-06-29
    historical $150,000 582-char remark

    Show marketing remark (582 chars)

    Welcome home to Grover! There is a lot of charm entering into this home. The main level has 3 nice sized bedrooms along with spacious full bath with granite countertop and an updated half bath. The open kitchen area has granite countertops and beautiful wood cabinets with plenty of space for your accessories! Hard flooring throughout the home and no carpet present, making it minimal upkeep. The additional space upstairs could be used as an office, study or bonus room. Plenty of yard space with a huge out house. Call today and set an appointment now to see this beautiful home!

29. 2022-05-26
    soldstatus $65,000

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $989 · $82/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 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,562
• − Mortgage interest: −$6,162
• − Property taxes: −$989
• − Insurance: −$550
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,200
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,311/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Earl

• Score: 63/100
• State rank: #389
• US rank: #15145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earl, NC
• Population (ZIP): 6,246

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 7% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Danish 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 178.1701
• 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

+84.6% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-16 Sold (Public Records) $95,000 Public Records
• 2022-12-16 Sold (MLS) $95,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-29 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-11-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-11-22 Price Changed $99,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-10-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-10-08 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-09-24 Price Changed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-09-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-08-21 Price Changed $129,999 CANOPYMLS as Distributed by MLS Grid
• 2022-07-26 Price Changed $134,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-13 Price Changed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-01 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-29 Coming Soon $150,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-26 Sold (Public Records) $65,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $989 · +46.8% YoY. Source: county tax records.