214 E Double Shoals Rd · Lawndale, NC 28090

$219,900

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 32 Days on market

Built 1954 1.01 ac lot ↓ 11% since listing

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

Key facts

• Two outbuildings
• New gutters
• Over an acre

Tags

• OVER AN ACRE
• LARGE SCREENED-IN PORCH
• PRIVATE FENCED BACKYARD
• TWO OUTBUILDINGS
• NEW VINYL SIDING
• NEW GUTTERS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking described as: Other (see remarks)
• Utilities: County water; Septic system installed; Publicly maintained paved asphalt road access
• Home design: Single-family residence; Site-built construction; One story; Property is completed; Zoned AAO
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Front porch; Side porch; Screened porch; Porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 6 total rooms; Insulated doors and storm doors; Gas log fireplace
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $185k (15.9% below list).
• Recommended offer: $185k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#669 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, 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: Fallston Elementary (math 46% / reading 45%, grade D-, #562 of 1,410 statewide, top 40%, 456 students, 99% FRL); Burns Middle (math 53% / reading 54%, grade C+, #87 of 475 statewide, top 19%, 734 students, 70% FRL); Burns High (math 42% / reading 59%, grade D+, #306 of 535 statewide, top 57%, 934 students, 60% FRL) — zoned schools average 76% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 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 $2k of loan paydown is wiped out by about $7k 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 32 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $185,007 (15.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-29,438
• Equity at exit: $32,788

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-17,847
• Equity at exit: $19,013

Cash invested: $61,572 (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 28090

• Home prices YoY: -3.4%
• Active inventory: 39
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $98

Break-even live

Break-even rent $1,726

Max offer price $219,900

Occupancy floor 90%

Sensitivity live

Price	-10% $223	-5% $161	+0% $98	+5% $36	+10% $-26
Rent	-10% $-48	-5% $25	+0% $98	+5% $171	+10% $244
Rate	-1.0pp $209	-0.5pp $154	base $98	+0.5pp $41	+1.0pp $-17

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-22
   days on market $219,900 Active 32 DOM
2. 2026-06-19
   days on market $219,900 Active 30 DOM
3. 2026-06-18
   days on market $219,900 Active 29 DOM
4. 2026-06-17
   days on market $219,900 Active 28 DOM
5. 2026-06-16
   days on market $219,900 Active 27 DOM
6. 2026-06-15
   price $219,900 Active 26 DOM
7. 2026-06-15
   days on market $229,900 Active 26 DOM
8. 2026-06-14
   days on market $229,900 Active 24 DOM
9. 2026-06-13
   days on market $229,900 Active 23 DOM
10. 2026-06-10
    days on market $229,900 Active 21 DOM
11. 2026-06-09
    days on market $229,900 Active 20 DOM
12. 2026-06-08
    days on market $229,900 Active 19 DOM
13. 2026-06-07
    days on market $229,900 Active 18 DOM
14. 2026-06-05
    days on market $229,900 Active 15 DOM
15. 2026-06-03
    days on market $229,900 Active 14 DOM
16. 2026-06-02
    days on market $229,900 Active 13 DOM
17. 2026-06-01
    days on market $229,900 Active 12 DOM
18. 2026-05-31
    days on market $229,900 Active 11 DOM
19. 2026-05-30
    pricedays on market $229,900 Active 10 DOM
20. 2026-05-20
    listed $235,000 Active
21. 2025-09-19
    status Active
22. 2025-09-19
    price $267,500
23. 2025-08-20
    status Pending
24. 2025-07-31
    price $270,000
25. 2025-06-21
    price $285,000
26. 2025-05-21
    price $295,000
27. 2025-05-07
    listed $305,000 Active
28. 2024-03-14
    soldstatus $237,900 Closed 577-char remark

    Show marketing remark (577 chars)

    Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

29. 2024-03-14
    soldstatus $238,000

    Show marketing remark (577 chars)

    Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

30. 2024-02-17
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

31. 2024-01-12
    price $244,900 577-char remark

    Show marketing remark (577 chars)

    Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

32. 2023-11-20
    listed $249,900 Active 577-char remark

    Show marketing remark (577 chars)

    Check out this charming home located on over one acre of land which is perfect for country living at its finest! This home has over 1,600 square feet of heated living space which consists of 3 bedrooms and 2 full bathrooms. There are spacious size rooms throughout. There is a large screened in porch that overlooks the backyard and great for outdoor entertaining! There is a fenced in backyard which is perfect for kids or pets. There is also a wired workshop as well as an outbuilding on the property. Be sure to schedule your showing today to see all this home has to offer!

33. 2023-07-18
    listed $275,000 Active
34. 2022-11-22
    listed $265,000 Active

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$382/yr (+$32/mo · 26.9%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,201
• − Mortgage interest: −$12,318
• − Property taxes: −$1,421
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,397
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $1,801/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 — Lawndale

• Score: 54/100
• State rank: #669
• US rank: #24044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,422

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 (80%)
• Race & ethnicity: White 80% Black 12% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -11.65%
• Current HPI: 335.97
• 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

-11.3% since first listed

15 events — show timeline

• 2026-05-20 Listed $235,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $267,500 CANOPYMLS as Distributed by MLS Grid
• 2025-08-20 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $270,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-21 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-07 Listed $305,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-14 Sold (Public Records) $238,000 Public Records
• 2024-03-14 Sold (MLS) $237,900 CANOPYMLS as Distributed by MLS Grid
• 2024-02-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-01-12 Price Changed $244,900 CANOPYMLS as Distributed by MLS Grid
• 2023-11-20 Listed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2023-07-18 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-22 Listed $265,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $1,421 · +109.3% YoY. Source: county tax records.