7 First St · East Laurinburg, NC 28352

$86,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 16 Days on market

Built 1949 1.75 ac lot Est $67k · 28% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Fix and Flip Opportunity or Finish to suit for your primary residence or investment property. This listing includes an additional adjoining lot and it borders Leiths Creek at the back line. 1.75 acres

Key facts

• Borders leiths creek
• 1.75 acres
• 1.75 acre lot

Tags

• ADDITIONAL ADJOINING LOT
• BORDERS LEITHS CREEK
• 1.75 ACRES

Property features AI

Finance

• Other: Zoning: E-LBG; Lot irregularly shaped, approximately 1.75 acres; Subdivision: Waverly Mills

Exterior

• Parking: Unpaved parking
• Utilities: No utilities listed; Road frontage on city street and state road
• Home design: Single-family residence; One-story entry (entry level 1); One level total
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Covered patio/porch; Creek on the property; Property has a view; No fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating present (type: Other)
• Interior features: Crawl space basement; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $-33 ($-400/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (5.6% below list).
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (5.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 50/100 on livability (#708 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living 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: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $595 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $86k implies a 473% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 75% 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 $81,172 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $67,344
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 2nd St	0.28mi	2/1.0 (-1)	1,430 (+2%)	3mo	$60,000	$42	72
613 Mcnair Ave	0.35mi	3/2.0	1,301 (-7%)	12mo	$62,000	$48	62
110 First St	0.31mi	2/1.0 (-1)	1,515 (+8%)	9mo	$72,000	$48	56
421 James St	0.73mi	2/2.0 (-1)	1,478 (+5%)	11mo	$152,200	$103	43
302 S Caledonia Rd	0.51mi	3/1.0	1,257 (-10%)	16mo	$94,000	$75	41

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: -18.6%
• Equity multiple: 0.34×
• Total profit: $-15,780
• Equity at exit: $12,823

10-year hold

• IRR: -10.3%
• Equity multiple: 0.36×
• Total profit: $-15,336
• Equity at exit: $7,436

Cash invested: $24,080 (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: 158
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-33

Break-even live

Break-even rent $1,292

Max offer price $81,172

Occupancy floor 98%

Sensitivity live

Price	-10% $26	-5% $-4	+0% $-33	+5% $-63	+10% $-93
Rent	-10% $-132	-5% $-83	+0% $-33	+5% $16	+10% $65
Rate	-1.0pp $10	-0.5pp $-11	base $-33	+0.5pp $-56	+1.0pp $-78

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 W Allen Ln Laurinburg, NC	3.0	2.0	1503	$1,250	$0.83	24d	1	1.01mi

Listing history 13 events

1. 2026-06-18
   days on market $86,000 Active 16 DOM
2. 2026-06-17
   days on market $86,000 Active 15 DOM
3. 2026-06-16
   days on market $86,000 Active 14 DOM
4. 2026-06-15
   days on market $86,000 Active 13 DOM
5. 2026-06-14
   days on market $86,000 Active 11 DOM
6. 2026-06-13
   days on market $86,000 Active 10 DOM
7. 2026-06-10
   days on market $86,000 Active 8 DOM
8. 2026-06-09
   days on market $86,000 Active 7 DOM
9. 2026-06-08
   days on market $86,000 Active 6 DOM
10. 2026-06-07
    days on market $86,000 Active 5 DOM
11. 2026-06-05
    days on market $86,000 Active 2 DOM
12. 2026-06-03
    remarks 200-char remark
13. 2026-06-03
    listed $86,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $15,000
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$5,548
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,502
• Taxable loss: −$1,558
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $-27/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 — East Laurinburg

• Score: 50/100
• State rank: #708
• US rank: #25692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Laurinburg, NC
• 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

+473.3% since first listed

2 events — show timeline

• 2026-06-01 Listed $86,000 Hive MLS
• 2022-07-19 Sold (Public Records) $15,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $140 · -9.5% YoY. Source: county tax records.