211 Webb Farm Rd · Boiling Springs, NC 28152

$144,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 123 Days on market

Built 1923 0.95 ac lot Est $249k · 42% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

Key facts

• Generously sized lot
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• GENEROUSLY SIZED LOT
• EASY ACCESS TO HWY 74

Property features AI

Finance

• Other: Zoned R20
• HOA & community: No HOA

Exterior

• Parking: Detached carport; Driveway
• Utilities: County water; County sewer; Electricity connected
• Home design: Single-family residence; One story; Site built
• Construction: Aluminum and vinyl exterior; Slab foundation
• Exterior features: Concrete road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Four total rooms; Laundry closet
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (0.3% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.7% in Boiling Springs — 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 75/100 on livability (#43 in NC, #3,864 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Springmore Elementary (math 53% / reading 56%, grade C, #302 of 1,410 statewide, top 23%, 553 students, 64% FRL); Crest High (math 61% / reading 57%, grade C+, #233 of 535 statewide, top 44%, 1,114 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 199 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $48k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $248,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Forest Ridge Dr	0.44mi	3/1.5	1,431 (-2%)	12mo	$238,000	$166	65
336 Webb Farm Rd	0.46mi	2/1.5 (-1)	1,280 (-12%)	2mo	$219,500	$171	50

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,594
• Equity at exit: $21,605

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,453
• Equity at exit: $12,528

Cash invested: $40,572 (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 28152

• Home prices YoY: -34.4%
• Active inventory: 199
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $218

Break-even live

Break-even rent $1,168

Max offer price $144,900

Occupancy floor 80%

Sensitivity live

Price	-10% $300	-5% $259	+0% $218	+5% $177	+10% $136
Rent	-10% $104	-5% $161	+0% $218	+5% $275	+10% $333
Rate	-1.0pp $291	-0.5pp $255	base $218	+0.5pp $181	+1.0pp $143

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $144,900 Active 123 DOM
2. 2026-06-18
   days on market $144,900 Active 122 DOM
3. 2026-06-17
   days on market $144,900 Active 121 DOM
4. 2026-06-16
   days on market $144,900 Active 120 DOM
5. 2026-06-15
   days on market $144,900 Active 119 DOM
6. 2026-06-14
   days on market $144,900 Active 117 DOM
7. 2026-06-13
   days on market $144,900 Active 116 DOM
8. 2026-06-10
   days on market $144,900 Active 114 DOM
9. 2026-06-09
   days on market $144,900 Active 113 DOM
10. 2026-06-08
    days on market $144,900 Active 112 DOM
11. 2026-06-07
    pricedays on market $144,900 Active 111 DOM
12. 2026-06-05
    days on market $150,900 Active 108 DOM
13. 2026-06-03
    days on market $150,900 Active 107 DOM
14. 2026-06-02
    days on market $150,900 Active 106 DOM
15. 2026-05-31
    days on market $150,900 Active 105 DOM
16. 2026-05-30
    days on market $150,900 Active 104 DOM
17. 2026-05-05
    price $150,900
18. 2026-04-11
    price $169,900
19. 2026-03-24
    price $176,000
20. 2026-02-16
    price $184,900
21. 2026-02-15
    listed $192,500 Active
22. 2026-01-13
    price $192,500
23. 2025-12-11
    price $199,900
24. 2025-11-11
    price $207,500
25. 2025-10-13
    price $212,000
26. 2025-09-10
    listed $214,900 Active
27. 2023-01-30
    soldstatus $198,000 Closed 404-char remark

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

28. 2023-01-30
    soldstatus $198,000

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

29. 2022-12-23
    historical Active Under Contract 404-char remark

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

30. 2022-12-20
    status Active 404-char remark

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

31. 2022-12-08
    price $200,000 404-char remark

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

32. 2022-12-01
    listed $225,000 Active 404-char remark

    Show marketing remark (404 chars)

    Newly remodeled ranch home with premium living features. Brand new kitchen with granite counter tops, luxury ceramic tile floors and brushed nickel fixtures. 3 large bedrooms with walk in closets and hardwood floors that sparkle under the adjustable premium LED puck lighting. Updated bathrooms feature granite topped vanities with waterfall fixtures. Everything you would expect in a Modern Show-Home.

33. 2022-10-25
    price $199,000
34. 2022-10-23
    price $211,000
35. 2022-10-10
    price $225,000
36. 2022-10-02
    price $239,900
37. 2022-09-27
    listed $259,900 Active
38. 2022-09-21
    historical
39. 2022-08-31
    soldstatus $115,000

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 6/10 Major 7 d/yr ≥104°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,330
• − Mortgage interest: −$8,117
• − Property taxes: −$1,226
• − Insurance: −$724
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$4,215
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,556/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 — Boiling Springs

• Score: 75/100
• State rank: #43
• US rank: #3864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cleveland County · 83,736 people
• City population: 465
• Metro: Shelby, NC
• Population (ZIP): 26,134
• Household income: $57,806
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 768.0

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 (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -116.69%
• Current HPI: 223.0302
• Rent YoY: —
• Metro: Shelby, NC
• 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

+31.2% since first listed

23 events — show timeline

• 2026-05-05 Price Changed $150,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $176,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $184,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-15 Listed $192,500 CANOPYMLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $192,500 SPMLS
• 2025-12-11 Price Changed $199,900 SPMLS
• 2025-11-11 Price Changed $207,500 SPMLS
• 2025-10-13 Price Changed $212,000 SPMLS
• 2025-09-10 Listed $214,900 SPMLS
• 2023-01-30 Sold (Public Records) $198,000 Public Records
• 2023-01-30 Sold (MLS) $198,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-12-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-12-08 Price Changed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-01 Listed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-23 Price Changed $211,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-10 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-02 Price Changed $239,900 CANOPYMLS as Distributed by MLS Grid
• 2022-09-27 Listed $259,900 CANOPYMLS as Distributed by MLS Grid
• 2022-09-21 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-08-31 Sold (Public Records) $115,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,226 · +7.3% YoY. Source: county tax records.