105 Waldorf St · Ahoskie, NC 27910

$150,000

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 1 Days on market

Built 1998 0.47 ac lot

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Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

THIS CUSTOM BUILT 1998 HOME IS PRACTICALLY MOVE IN READY. IT FEATURES A LARGE LIVING AREA AND LARGE BEDROOMS WITH WALK-IN-CLOSETS. OUTSIDE THERE IS A LARGE BACK YARD WITH A DECK WHICH IS GREAT FOR ENTERTAINING GUEST. LET'S NOT FORGET ABOUT THE LARGE CONCRETE DRIVEWAY WITH CARPORT FOR LOTS OF PARKING. THIS PROPERTY IS MINUTES FROM DOCTORS, SHOPPING AND RESTAURANTS.

Key facts

• Large living area
• Walk in closets
• Custom built home

Tags

• CUSTOM BUILT HOME
• SPACIOUS PRIMARY SUITE
• WALK IN CLOSETS
• LARGE LIVING AREA
• DETACHED 2 CAR CARPORT
• OVERSIZED CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Zoning: R-20

Exterior

• Parking: Carport with 2 spaces; Concrete parking surface
• Utilities: Public water; Septic sewer; Water service available
• Home design: Single-family residence; One and one-half story; Residential property
• Construction: Vinyl siding; Frame construction; Composition roof; Crawl space foundation; Built on or before 2026
• Exterior features: Covered patio/porch; Deck; Front porch; Outbuilding; Has view; Paved road access

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Ceiling fans
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 57/100 on livability (#600 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Hertford County Schools (town): math 14% / reading 26% proficiency, ranked #171 of 178 in NC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bearfield Primary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 560 students, 100% FRL); Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford County High (math 12% / reading 12%, grade F, #518 of 535 statewide, top 97%, 573 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Hertford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Hertford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.01% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.61×
• Total profit: $25,548
• Equity at exit: $63,441

10-year hold

• IRR: 13.5%
• Equity multiple: 2.91×
• Total profit: $80,016
• Equity at exit: $94,762

Cash invested: $42,000 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $176

Break-even live

Break-even rent $1,285

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   pricedays on marketlisting id $150,000 Active 1 DOM
2. 2026-03-25
   listed $200,000 Active
3. 2021-03-01
   soldstatus $128,000 366-char remark

   Show marketing remark (366 chars)

   THIS CUSTOM BUILT 1998 HOME IS PRACTICALLY MOVE IN READY. IT FEATURES A LARGE LIVING AREA AND LARGE BEDROOMS WITH WALK-IN-CLOSETS. OUTSIDE THERE IS A LARGE BACK YARD WITH A DECK WHICH IS GREAT FOR ENTERTAINING GUEST. LET'S NOT FORGET ABOUT THE LARGE CONCRETE DRIVEWAY WITH CARPORT FOR LOTS OF PARKING. THIS PROPERTY IS MINUTES FROM DOCTORS, SHOPPING AND RESTAURANTS.

4. 2021-03-01
   soldstatus $128,000

   Show marketing remark (366 chars)

   THIS CUSTOM BUILT 1998 HOME IS PRACTICALLY MOVE IN READY. IT FEATURES A LARGE LIVING AREA AND LARGE BEDROOMS WITH WALK-IN-CLOSETS. OUTSIDE THERE IS A LARGE BACK YARD WITH A DECK WHICH IS GREAT FOR ENTERTAINING GUEST. LET'S NOT FORGET ABOUT THE LARGE CONCRETE DRIVEWAY WITH CARPORT FOR LOTS OF PARKING. THIS PROPERTY IS MINUTES FROM DOCTORS, SHOPPING AND RESTAURANTS.

5. 2020-08-18
   listed $125,000 366-char remark

   Show marketing remark (366 chars)

   THIS CUSTOM BUILT 1998 HOME IS PRACTICALLY MOVE IN READY. IT FEATURES A LARGE LIVING AREA AND LARGE BEDROOMS WITH WALK-IN-CLOSETS. OUTSIDE THERE IS A LARGE BACK YARD WITH A DECK WHICH IS GREAT FOR ENTERTAINING GUEST. LET'S NOT FORGET ABOUT THE LARGE CONCRETE DRIVEWAY WITH CARPORT FOR LOTS OF PARKING. THIS PROPERTY IS MINUTES FROM DOCTORS, SHOPPING AND RESTAURANTS.

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 3/10 Moderate
• 🌡 Heat 8/10 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: $18,096
• − Mortgage interest: −$8,402
• − Property taxes: −$1,990
• − Insurance: −$750
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,364
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,190/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: Hertford County Schools
• NCES district ID: 3702160
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $33,467
• Composite: 16.29/100
• National rank: #9213
• State rank: #171 of 178 in NC

Livability — Ahoskie

• Score: 57/100
• State rank: #600
• US rank: #21815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ahoskie, NC
• City population: 10,427
• Population (ZIP): 10,427

Population outlook (Hertford County) Hauer SSP2

• Today (2025): 23,401 people
• By 2030: 22,708 · -3.0%
• By 2040: 21,227 · -9.3%
• By 2050: 19,942 · -14.8%
• By 2075: 17,844 · -23.7%
• By 2100: 15,148 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Hertford

• 2024 margin: Strong D (+26.8) · D 63.0% · R 36.3%
• 2008→2024 swing: -14.8pp toward R · 2008: 41.5pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+34.0 2016: D+37.7 2012: D+44.3 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

+60.0% since first listed

4 events — show timeline

• 2026-03-25 Listed $200,000 Hive MLS
• 2021-03-01 Sold (Public Records) $128,000 Public Records
• 2021-03-01 Sold (MLS) $128,000 Hive MLS
• 2020-08-18 Listed $125,000 Hive MLS

Property tax history

+0.3%/yr

Latest (2025): $1,990 · +0.0% YoY. Source: county tax records.