1003 Raleigh St · Laurinburg, NC 28352

$169,500

3 bd · 1.5 ba · 1,575 sqft · SingleFamily public records · 49 Days on market

Built 1980 0.26 ac lot Est $184k · 8% under

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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 +15.1/30.0
• ARV discount +11.1/15.0
• DSCR +4.6/10.0
• 1% rule +3.0/10.0
• 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

One story brick house with 3 nice sized bedrooms, a beautiful fireplace in the dining room/den. There is a large living room and a more casual family or game room. The perfect place for the children to plan. Fenced back yard, some hardwood floors, large kitchen and more.

Key facts

• 0.26 acre lot
• Built 1980
• Listed 49 days

Property features AI

Exterior

• Parking: Unpaved parking
• Home design: Single-family residence; One story; Entry level: 1; Brick veneer and frame construction
• Construction: Built with brick veneer and frame; Slab foundation
• Exterior features: Front porch; Back yard fencing; Shed(s); Shingle roof; Corner lot; City street and state road frontage; Has a view

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Master downstairs
• Flooring: Laminate; Vinyl; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating and cooling; Propane heating available
• Interior features: Master suite on the main level; Crawl space basement
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $136k (20.1% below list).
• Recommended offer: $136k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% 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: Sycamore Lane Primary (420 students, 99% FRL); Spring Hill Middle (math 25% / reading 29%, grade F, #374 of 475 statewide, top 80%, 643 students, 99% 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: 158 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 49 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 78% 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 $135,513 (20.1% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $184,275
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 E Scotsdale Rd	0.50mi	3/1.5	1,589 (+1%)	2mo	$142,000	$89	74
223 W Vance St	0.53mi	3/1.5	1,580 (+0%)	11mo	$170,000	$108	66
905 Highland Dr	0.66mi	3/2.0	1,601 (+2%)	1mo	$190,000	$119	64
1003 W Scotsdale Rd	0.66mi	3/2.0	1,559 (-1%)	2mo	$197,500	$127	64
218 West Blvd	0.49mi	3/1.5	1,656 (+5%)	7mo	$155,000	$94	63
321 Midland Way	0.42mi	3/2.0	1,648 (+5%)	11mo	$156,000	$95	62
1303 Dogwood Ln	0.71mi	3/2.0	1,600 (+2%)	5mo	$185,000	$116	58
904 E Scotsdale Rd	0.45mi	3/2.0	1,425 (-10%)	12mo	$190,000	$133	51
1304 Charles Dr	0.63mi	3/2.0	1,607 (+2%)	20mo	$190,000	$118	48
903 Highland Dr	0.66mi	3/2.0	1,464 (-7%)	14mo	$186,500	$127	44
506 Everett St	0.68mi	3/2.0	1,451 (-8%)	23mo	$170,000	$117	34

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-23,987
• Equity at exit: $25,273

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-16,617
• Equity at exit: $14,655

Cash invested: $47,460 (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: 158
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $56

Break-even live

Break-even rent $1,284

Max offer price $169,500

Occupancy floor 91%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $169,500 Active 49 DOM
2. 2026-06-17
   days on market $169,500 Active 48 DOM
3. 2026-06-16
   days on market $169,500 Active 47 DOM
4. 2026-06-15
   days on market $169,500 Active 46 DOM
5. 2026-06-14
   days on market $169,500 Active 44 DOM
6. 2026-06-13
   days on market $169,500 Active 43 DOM
7. 2026-06-10
   days on market $169,500 Active 41 DOM
8. 2026-06-09
   days on market $169,500 Active 40 DOM
9. 2026-06-08
   days on market $169,500 Active 39 DOM
10. 2026-06-07
    days on market $169,500 Active 38 DOM
11. 2026-06-05
    pricedays on market $169,500 Active 35 DOM
12. 2026-06-03
    days on market $175,000 Active 34 DOM
13. 2026-06-02
    days on market $175,000 Active 33 DOM
14. 2026-06-01
    days on market $175,000 Active 32 DOM
15. 2026-05-31
    days on market $175,000 Active 31 DOM
16. 2026-05-30
    days on market $175,000 Active 30 DOM
17. 2026-04-30
    listed $175,000 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: $663 · $55/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$727/yr (+$61/mo · 109.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $16,262
• − Mortgage interest: −$9,495
• − Property taxes: −$663
• − Insurance: −$848
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,931
• Taxable loss: −$2,276
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,216/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

1 event — show timeline

• 2026-04-30 Listed $175,000 Hive MLS

Property tax history

-0.2%/yr

Latest (2025): $663 · +0.0% YoY. Source: county tax records.