4043 Church St · Wade, NC 28395

$272,400

3 bd · 2.0 ba · 1,330 sqft · SingleFamily · 133 Days on market

Built 2026 0.32 ac lot Est $214k · 27% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

$7,500 USE AS YOU CHOOSE CREDIT WITH USE OF PREFERRED LENDER ALPHA MORTGAGE!! The Havilland floor plan by A & G Residential is a charming 3-bedroom, 2-bathroom home offering 1,330 square feet of well designed living space. The open-concept layout blends the living, dining, and kitchen areas for effortless flow and functionality—perfect for entertaining or relaxing at home. Highlights of the common area include the fireplace and a large island. A thoughtfully placed kitchen with abundant cabinetry and a breakfast bar makes everyday living a breeze. The spacious primary suite offers a peaceful retreat with an en-suite bath with dual vanities and a walk-in closet. Two additional bedrooms provide flexibility for guests or a home office. For your outdoor enjoyment, you will find a covered front porch and covered rear porch. Situated in the quaint town of Downtown Wade, this small town offers amenities such as a walking trail, community park with playground, tennis and pickle ball court, picnic area, and a splash pad for summer fun! Don't miss your chance to own this stunning new construction home—schedule a tour today!

Key facts

• Covered front porch
• Large island
• Abundant cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• ABUNDANT CABINETRY
• BREAKFAST BAR
• COVERED FRONT PORCH
• COVERED REAR PORCH

Property features AI

Finance

• Other: Lot is approximately 0.32 acre
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story house; One level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built by A&G Residential
• Exterior features: Public-maintained road access

Interior

• Bedrooms: 3 bedrooms (4 listed as main-level bedrooms)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Carpet and luxury vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (31.6% below list).
• Recommended offer: $186k (31.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#650 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 47 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (9.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $186,248 (31.6% 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. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. Schools are D-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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $214,130
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4063 Mckethan St	0.64mi	4/2.0 (+1)	1,426 (+7%)	10mo	$229,000	$161	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $120,502
• Equity at exit: $243,594

10-year hold

• IRR: 17.9%
• Equity multiple: 5.92×
• Total profit: $375,048
• Equity at exit: $523,409

Cash invested: $76,272 (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 28395

• Home prices YoY: 3.0%
• Active inventory: 47
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$1,428
• Tax est. 1.5%: −$340 /mo · $4,086/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-411

Break-even live

Break-even rent $2,383

Max offer price $212,908

Occupancy floor —

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: $68,100
• Closing costs: $8,172
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $272,400 Pending 133 DOM
2. 2026-06-10
   days on market $272,400 Active 131 DOM
3. 2026-06-09
   days on market $272,400 Active 130 DOM
4. 2026-06-08
   days on market $272,400 Active 129 DOM
5. 2026-06-07
   days on market $272,400 Active 128 DOM
6. 2026-06-03
   days on market $272,400 Active 124 DOM
7. 2026-06-02
   days on market $272,400 Active 123 DOM
8. 2026-06-01
   days on market $272,400 Active 122 DOM
9. 2026-05-31
   days on market $272,400 Active 121 DOM
10. 2026-05-30
    days on market $272,400 Active 120 DOM
11. 2026-04-13
    price $272,400

    Show marketing remark (1147 chars)

    $7,500 USE AS YOU CHOOSE CREDIT WITH USE OF PREFERRED LENDER ALPHA MORTGAGE!! The Havilland floor plan by A & G Residential is a charming 3-bedroom, 2-bathroom home offering 1,330 square feet of well designed living space. The open-concept layout blends the living, dining, and kitchen areas for effortless flow and functionality—perfect for entertaining or relaxing at home. Highlights of the common area include the fireplace and a large island. A thoughtfully placed kitchen with abundant cabinetry and a breakfast bar makes everyday living a breeze. The spacious primary suite offers a peaceful retreat with an en-suite bath with dual vanities and a walk-in closet. Two additional bedrooms provide flexibility for guests or a home office. For your outdoor enjoyment, you will find a covered front porch and covered rear porch. Situated in the quaint town of Downtown Wade, this small town offers amenities such as a walking trail, community park with playground, tennis and pickle ball court, picnic area, and a splash pad for summer fun! Don't miss your chance to own this stunning new construction home—schedule a tour today!

12. 2026-04-13
    price $272,400 1147-char remark

    Show marketing remark (1147 chars)

    $7,500 USE AS YOU CHOOSE CREDIT WITH USE OF PREFERRED LENDER ALPHA MORTGAGE!! The Havilland floor plan by A & G Residential is a charming 3-bedroom, 2-bathroom home offering 1,330 square feet of well designed living space. The open-concept layout blends the living, dining, and kitchen areas for effortless flow and functionality—perfect for entertaining or relaxing at home. Highlights of the common area include the fireplace and a large island. A thoughtfully placed kitchen with abundant cabinetry and a breakfast bar makes everyday living a breeze. The spacious primary suite offers a peaceful retreat with an en-suite bath with dual vanities and a walk-in closet. Two additional bedrooms provide flexibility for guests or a home office. For your outdoor enjoyment, you will find a covered front porch and covered rear porch. Situated in the quaint town of Downtown Wade, this small town offers amenities such as a walking trail, community park with playground, tennis and pickle ball court, picnic area, and a splash pad for summer fun! Don't miss your chance to own this stunning new construction home—schedule a tour today!

13. 2026-01-29
    listed $274,900 Active

    Show marketing remark (1147 chars)

    $7,500 USE AS YOU CHOOSE CREDIT WITH USE OF PREFERRED LENDER ALPHA MORTGAGE!! The Havilland floor plan by A & G Residential is a charming 3-bedroom, 2-bathroom home offering 1,330 square feet of well designed living space. The open-concept layout blends the living, dining, and kitchen areas for effortless flow and functionality—perfect for entertaining or relaxing at home. Highlights of the common area include the fireplace and a large island. A thoughtfully placed kitchen with abundant cabinetry and a breakfast bar makes everyday living a breeze. The spacious primary suite offers a peaceful retreat with an en-suite bath with dual vanities and a walk-in closet. Two additional bedrooms provide flexibility for guests or a home office. For your outdoor enjoyment, you will find a covered front porch and covered rear porch. Situated in the quaint town of Downtown Wade, this small town offers amenities such as a walking trail, community park with playground, tennis and pickle ball court, picnic area, and a splash pad for summer fun! Don't miss your chance to own this stunning new construction home—schedule a tour today!

14. 2026-01-29
    listed $274,900 Active 1147-char remark

    Show marketing remark (1147 chars)

    $7,500 USE AS YOU CHOOSE CREDIT WITH USE OF PREFERRED LENDER ALPHA MORTGAGE!! The Havilland floor plan by A & G Residential is a charming 3-bedroom, 2-bathroom home offering 1,330 square feet of well designed living space. The open-concept layout blends the living, dining, and kitchen areas for effortless flow and functionality—perfect for entertaining or relaxing at home. Highlights of the common area include the fireplace and a large island. A thoughtfully placed kitchen with abundant cabinetry and a breakfast bar makes everyday living a breeze. The spacious primary suite offers a peaceful retreat with an en-suite bath with dual vanities and a walk-in closet. Two additional bedrooms provide flexibility for guests or a home office. For your outdoor enjoyment, you will find a covered front porch and covered rear porch. Situated in the quaint town of Downtown Wade, this small town offers amenities such as a walking trail, community park with playground, tennis and pickle ball court, picnic area, and a splash pad for summer fun! Don't miss your chance to own this stunning new construction home—schedule a tour today!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $22,350
• − Mortgage interest: −$15,259
• − Property taxes: −$4,086
• − Insurance: −$1,362
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$7,924
• Taxable loss: −$9,857
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-2,568/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Wade

• Score: 55/100
• State rank: #650
• US rank: #23543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade, NC
• Population (ZIP): 2,524

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 9% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.91%
• Current HPI: 336.2104
• 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

-0.9% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $272,400 TMLS
• 2026-04-13 Price Changed $272,400 LPRMLS
• 2026-01-29 Listed $274,900 LPRMLS
• 2026-01-29 Listed $274,900 TMLS