104 Smith St · Robersonville, NC 27871

$65,000

2 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 77 Days on market

Built 1960 8,712 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This affordable property in the center of town of Robersonville offers both space and potential! There are 3 bedrooms and 2 baths with over 1400 sq ft of living space. Seller conveying property as-is and will make no repairs. Great potential for renting, flipping, or making it your own! See you in Robersonville!!

Key facts

• 8,712 sq ft lot
• Built 1960
• Listed 76 days

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Sewer connected; Water connected; Electric service (for heating and appliances)
• Home design: Single-family residence; One-story (entry level 1)
• Construction: Aluminum and vinyl siding with frame construction; Metal roof; Crawl space/none basement
• Exterior features: Level lot; No patio or porch; No pool; No fencing; Paved road access; See remarks for frontage

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Wall/window air conditioning unit(s)
• Interior features: Accessible approach with ramp; Electric water heater; Has view
• Laundry & utility: Utilities connected (water and sewer)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#190 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Creek Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 316 students, 99% FRL); South Creek Middle (204 students, 98% FRL); Riverside High (math 22% / reading 37%, grade F, #459 of 535 statewide, top 87%, 447 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.88%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $170,586
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Third St	0.30mi	3/1.0 (+1)	1,368 (-6%)	9mo	$139,900	$102	63
1076 Shepherd Rd	0.54mi	3/2.0 (+1)	1,402 (-4%)	12mo	$179,500	$128	49
404 W Green St	0.64mi	3/2.0 (+1)	1,534 (+5%)	6mo	$73,000	$48	47
106 W Nelson St	0.50mi	3/2.0 (+1)	1,253 (-14%)	6mo	$219,816	$175	40
201 S Roberson St	0.55mi	3/2.0 (+1)	1,639 (+12%)	6mo	$191,900	$117	40
24134 Nc 903	0.65mi	3/1.0 (+1)	1,264 (-13%)	6mo	$55,000	$44	38
501 Park St	0.69mi	3/1.0 (+1)	1,246 (-14%)	11mo	$112,000	$90	29
802 E Green St	0.66mi	3/2.0 (+1)	1,251 (-14%)	21mo	$158,900	$127	19

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: 42.5%
• Equity multiple: 3.39×
• Total profit: $43,483
• Equity at exit: $29,227

10-year hold

• IRR: 42.3%
• Equity multiple: 6.77×
• Total profit: $104,925
• Equity at exit: $45,042

Cash invested: $18,200 (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 27871

• Active inventory: 21
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $559

Break-even live

Break-even rent $592

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $596	-5% $578	+0% $559	+5% $541	+10% $522
Rent	-10% $457	-5% $508	+0% $559	+5% $611	+10% $662
Rate	-1.0pp $592	-0.5pp $576	base $559	+0.5pp $542	+1.0pp $525

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Green St Robersonville, NC	3.0	1.0	1688	$1,300	$0.77	22d	1	0.42mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 77 DOM
2. 2026-06-19
   days on market $65,000 Active 75 DOM
3. 2026-06-18
   days on market $65,000 Active 74 DOM
4. 2026-06-17
   days on market $65,000 Active 73 DOM
5. 2026-06-16
   days on market $65,000 Active 72 DOM
6. 2026-06-15
   days on market $65,000 Active 71 DOM
7. 2026-06-14
   days on market $65,000 Active 69 DOM
8. 2026-06-12
   days on market $65,000 Active 68 DOM
9. 2026-06-09
   days on market $65,000 Active 65 DOM
10. 2026-06-08
    days on market $65,000 Active 64 DOM
11. 2026-06-07
    days on market $65,000 Active 63 DOM
12. 2026-06-03
    days on market $65,000 Active 59 DOM
13. 2026-06-02
    days on market $65,000 Active 58 DOM
14. 2026-06-01
    days on market $65,000 Active 57 DOM
15. 2026-05-31
    days on market $65,000 Active 56 DOM
16. 2026-05-30
    days on market $65,000 Active 55 DOM
17. 2026-04-05
    listed $65,000 Active
18. 2017-03-20
    soldstatus $45,000

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$3,641
• − Property taxes: −$1,197
• − Insurance: −$325
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,891
• Taxable income: $6,050
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,260/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Robersonville

• Score: 68/100
• State rank: #190
• US rank: #9464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robersonville, NC
• Population (ZIP): 3,559

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 45% White 45% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+44.4% since first listed

2 events — show timeline

• 2026-04-05 Listed $65,000 Hive MLS
• 2017-03-20 Sold (Public Records) $45,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,197 · +39.2% YoY. Source: county tax records.