437 N Caledonia Rd · Laurinburg, NC 28352

$125,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 4 Days on market

Built 1976 0.29 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks MLS

Great investment opportunity near downtown Laurinburg. Very close to shopping, restaurants, entertainment and much more. Brick ranch style home on large lot. Features 4 bedrooms, 2 bathrooms, living room and eat-in kitchen. Additionally, there are hardwood floors, a patio and a large front porch. Property built prior to 1978 and lead-based paint may be present.

Key facts

• Walk-in closet
• Private bath
• Granite counters

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Other sewer
• Home design: Single family residence; One story
• Construction: Brick veneer construction
• Exterior features: Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Eat-in kitchen; Walk-in closets; Window coverings and blinds; Storage
• Laundry & utility: Washer; Dryer
• Other interior features: One fireplace (family room); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% vs local median 5.3% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: Carver Middle (math 17% / reading 26%, grade F, #422 of 475 statewide, top 89%, 659 students, 100% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 99% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $53k; list at $125k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $82,490
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Sanford Rd	0.57mi	2/1.0 (-1)	1,152 (+2%)	7mo	$60,000	$52	60
512 Produce Market Rd	0.52mi	3/1.0	1,025 (-9%)	4mo	$75,000	$73	57
305 2nd St	0.52mi	3/1.0	1,155 (+2%)	22mo	$59,900	$52	54
519 Queensdale St	0.56mi	3/1.0	1,020 (-10%)	12mo	$62,000	$61	47
302 S Caledonia Rd	0.54mi	3/1.0	1,257 (+11%)	16mo	$94,000	$75	42
815 Covenant Way	0.68mi	4/2.0 (+1)	1,176 (+4%)	12mo	$42,000	$36	42
518 Queensdale St	0.59mi	3/1.5	1,240 (+10%)	21mo	$111,000	$90	36
817 Duncan St	0.62mi	3/1.0	975 (-14%)	21mo	$100,000	$103	30

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,056
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $19,349
• Equity at exit: $10,808

Cash invested: $35,000 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $271

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $342	-5% $306	+0% $271	+5% $235	+10% $200
Rent	-10% $169	-5% $220	+0% $271	+5% $322	+10% $373
Rate	-1.0pp $334	-0.5pp $303	base $271	+0.5pp $238	+1.0pp $205

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on marketlisting id $125,000 Active 1 DOM
4. 2026-06-17
   days on market $125,000 Active 47 DOM
5. 2026-06-16
   days on market $125,000 Active 46 DOM
6. 2026-06-15
   days on market $125,000 Active 45 DOM
7. 2026-06-14
   days on market $125,000 Active 43 DOM
8. 2026-06-13
   days on market $125,000 Active 42 DOM
9. 2026-06-10
   days on market $125,000 Active 40 DOM
10. 2026-06-09
    days on market $125,000 Active 39 DOM
11. 2026-06-08
    days on market $125,000 Active 38 DOM
12. 2026-06-07
    days on market $125,000 Active 37 DOM
13. 2026-06-05
    days on market $125,000 Active 34 DOM
14. 2026-06-03
    days on market $125,000 Active 33 DOM
15. 2026-06-02
    days on market $125,000 Active 32 DOM
16. 2026-06-01
    days on market $125,000 Active 31 DOM
17. 2026-05-31
    days on market $125,000 Active 30 DOM
18. 2026-05-30
    days on market $125,000 Active 29 DOM
19. 2026-05-01
    listed $125,000 Active
20. 2022-11-30
    soldstatus $53,000 Closed 363-char remark

    Show marketing remark (363 chars)

    Great investment opportunity near downtown Laurinburg. Very close to shopping, restaurants, entertainment and much more. Brick ranch style home on large lot. Features 4 bedrooms, 2 bathrooms, living room and eat-in kitchen. Additionally, there are hardwood floors, a patio and a large front porch. Property built prior to 1978 and lead-based paint may be present.

21. 2022-10-23
    historical 363-char remark

    Show marketing remark (363 chars)

    Great investment opportunity near downtown Laurinburg. Very close to shopping, restaurants, entertainment and much more. Brick ranch style home on large lot. Features 4 bedrooms, 2 bathrooms, living room and eat-in kitchen. Additionally, there are hardwood floors, a patio and a large front porch. Property built prior to 1978 and lead-based paint may be present.

22. 2022-10-06
    listed $52,500 363-char remark

    Show marketing remark (363 chars)

    Great investment opportunity near downtown Laurinburg. Very close to shopping, restaurants, entertainment and much more. Brick ranch style home on large lot. Features 4 bedrooms, 2 bathrooms, living room and eat-in kitchen. Additionally, there are hardwood floors, a patio and a large front porch. Property built prior to 1978 and lead-based paint may be present.

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$501/yr (+$42/mo · 95.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,526
• − Mortgage interest: −$7,002
• − Property taxes: −$524
• − Insurance: −$625
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,636
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,949/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 — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurinburg, NC
• City population: 24,177
• 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

+138.1% since first listed

4 events — show timeline

• 2026-05-01 Listed $125,000 LPRMLS
• 2022-11-30 Sold (MLS) $53,000 LPRMLS
• 2022-10-23 Delisted — LPRMLS
• 2022-10-06 Listed $52,500 LPRMLS

Property tax history

+0.1%/yr

Latest (2025): $524 · +0.0% YoY. Source: county tax records.