3706 2nd Ave NW · Long View, NC 28601

$95,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 38 Days on market

Built 1948 10,018 sqft lot Est $160k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

Key facts

• Large backyard
• Outbuildings
• Renovation potential

Tags

• LARGE BACKYARD
• OUTBUILDINGS
• RENOVATION POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA dues; No community features

Exterior

• Parking: Detached carport; 2 open parking spaces; 2 carport spaces; Open parking available
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; One story; Completed development status; Entry level/main level living
• Construction: Site-built construction; Asbestos and wood construction materials; Composition roof; Crawl space foundation; Built as one-story home
• Exterior features: Front porch; Back yard fencing; Cleared, level lot; Publicly maintained road access; Gravel and paved road surfaces; Outbuilding and shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Space heater; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans in multiple rooms; 6 total rooms
• Laundry & utility: Laundry inside on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#416 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F, employment F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ray Childers Elementary (math 40% / reading 39%, grade F, #694 of 1,410 statewide, top 53%, 457 students, 75% FRL); East Burke High (math 67% / reading 52%, grade C+, #216 of 535 statewide, top 43%, 879 students, 64% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 423 active listings in the ZIP; 422 units permitted in Burke County in 2024 (94 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.29% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 34th Street Ct NW	0.27mi	2/1.0	792 (-3%)	10mo	$170,000	$215	73
3412 1st Avenue Cir NW	0.25mi	2/1.0	874 (+7%)	11mo	$170,000	$195	68
3920 Main Ave NW	0.30mi	2/1.0	768 (-6%)	20mo	$155,000	$202	59
145 33rd St SW	0.48mi	2/1.0	918 (+12%)	6mo	$134,500	$147	53
3764 2nd Ave SW	0.38mi	3/1.0 (+1)	927 (+13%)	6mo	$93,000	$100	50
198 33rd St NW	0.42mi	2/1.0	916 (+12%)	13mo	$217,000	$237	50
274 31st St SW	0.71mi	3/1.0 (+1)	884 (+8%)	3mo	$80,000	$90	47
238 32nd St SW	0.57mi	2/1.0	868 (+6%)	23mo	$145,000	$167	44

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $11,454
• Equity at exit: $14,165

10-year hold

• IRR: 20.5%
• Equity multiple: 2.79×
• Total profit: $47,716
• Equity at exit: $8,214

Cash invested: $26,600 (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 28601

• Home prices YoY: -27.2%
• Rents YoY: 3.9%
• Active inventory: 423
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $404

Break-even live

Break-even rent $714

Max offer price $95,000

Occupancy floor 62%

Sensitivity live

Price	-10% $458	-5% $431	+0% $404	+5% $377	+10% $351
Rent	-10% $308	-5% $356	+0% $404	+5% $453	+10% $501
Rate	-1.0pp $452	-0.5pp $429	base $404	+0.5pp $380	+1.0pp $355

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   status $95,000 Pending 38 DOM
2. 2026-06-08
   days on market $95,000 Active Under Contract 38 DOM
3. 2026-06-07
   days on market $95,000 Active Under Contract 37 DOM
4. 2026-06-05
   days on market $95,000 Active Under Contract 34 DOM
5. 2026-06-02
   days on market $95,000 Active Under Contract 32 DOM
6. 2026-06-01
   days on market $95,000 Active Under Contract 31 DOM
7. 2026-05-31
   days on market $95,000 Active Under Contract 30 DOM
8. 2026-05-30
   days on market $95,000 Active Under Contract 29 DOM
9. 2026-05-24
   historical Active Under Contract
10. 2026-05-01
    listed $95,000 Active
11. 2025-06-17
    soldstatus $70,000 Closed 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

12. 2025-06-02
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

13. 2025-05-30
    status Active 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

14. 2025-05-30
    price $75,000 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

15. 2025-05-08
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

16. 2025-04-14
    status Active 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

17. 2025-03-10
    historical Active Under Contract 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

18. 2025-01-23
    listed $99,900 Active 322-char remark

    Show marketing remark (322 chars)

    Cute starter home in convenient location to schools and shopping. Home has a large fenced in back yard with a 4-bay tractor/boat lean-to. Wood storage shed and Large Metal parking cover. Cash\Conventional loan. Selling AS IS. Home Needs some work. Roof is 3 years old. Kitchen has Low Ceiling and is not included in Sq FT.

19. 2024-11-26
    listed $99,900 Active
20. 1987-10-30
    soldstatus $19,500

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$462/yr (+$38/mo · 145.5%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,712
• − Mortgage interest: −$5,321
• − Property taxes: −$317
• − Insurance: −$475
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,764
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,017/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Long View

• Score: 63/100
• State rank: #416
• US rank: #15606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long View, NC
• County: Catawba County · 105,763 people
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 53,329
• Household income: $67,817
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1276.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 9% Black 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.98%
• Current HPI: 241.0743
• Rent YoY: ▲ 3.91%
• Metro: Hickory-Lenoir-Morganton, 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

+387.2% since first listed

12 events — show timeline

• 2026-05-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Listed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-17 Sold (MLS) $70,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-05-30 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $75,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-08 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-04-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-03-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-01-23 Listed $99,900 CANOPYMLS as Distributed by MLS Grid
• 2024-11-26 Listed $99,900 CANOPYMLS as Distributed by MLS Grid
• 1987-10-30 Sold (Public Records) $19,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $317 · +434.5% YoY. Source: county tax records.