1512 N Deal Ave · Newton, NC 28658

$165,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 123 Days on market

Built 1956 0.29 ac lot Est $177k · 7% 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 +15.6/30.0
• ARV discount +10.6/15.0
• DSCR +4.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Newton, NC! This charming property offers exceptional value for first-time buyers, those looking to downsize, or investors seeking a turnkey rental. Featuring 3 spacious bedrooms, a full bathroom, and over 1,050 square feet of comfortable living space, this home sits on a generous lot ideal for outdoor enjoyment. Move right in with all appliances included and enjoy laminate flooring throughout, with stylish LVP in the bathroom. Relax or entertain on the level lot, complete with a concrete patio and fenced backyard for privacy. Enjoy the convenience of being minutes from shopping, restaurants, and Hwy 16—everything you need is right at your doorstep!

Key facts

• Laminate flooring
• Generous lot
• Concrete patio

Tags

• CONCRETE PATIO
• FENCED BACKYARD
• LAMINATE FLOORING
• LVP IN BATHROOM
• GENEROUS LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story
• Construction: Aluminum and wood exterior materials; Crawl space foundation
• Exterior features: Front porch; Level lot; Roads are gravel and paved; publicly maintained

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump; Central air
• Interior features: Room count: 1; Heat Pump heating; Central air conditioning
• Laundry & utility: Washer/Dryer located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $69 ($829/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 $139k (15.6% below list).
• Recommended offer: $139k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Newton — 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 73/100 on livability (#77 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Newton Conover City Schools (suburban): math 49% / reading 47% proficiency, ranked #74 of 178 in NC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Newton Elementary (math 49% / reading 36%, grade F, #625 of 1,410 statewide, top 45%, 445 students, 74% FRL); Newton-Conover Middle (math 43% / reading 48%, grade D+, #154 of 475 statewide, top 33%, 603 students, 65% FRL); Newton-Conover High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 758 students, 59% FRL).
• Market conditions: 229 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,016 units permitted in Catawba County in 2024 (255 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.
• Catawba County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $140k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $139,228 (15.6% below list)

Questions for the listing agent

1. It's been on market 123 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 1956 — 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 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 D 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: 0.84% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $177,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 N Frye Ave	0.30mi	3/1.5 (+1)	1,054 (+5%)	2mo	$215,000	$204	68
510 W 15th St	0.05mi	3/1.0 (+1)	1,082 (+8%)	15mo	$180,000	$166	67
1208 N Davis Ave	0.57mi	3/1.0 (+1)	1,026 (+3%)	2mo	$196,000	$191	62
216 W 10th St	0.39mi	2/1.0	1,063 (+6%)	17mo	$139,900	$132	57
2123 N Shipp Ave	0.66mi	2/1.0	1,046 (+5%)	9mo	$171,000	$163	54
504 N Spring Ave	0.75mi	2/1.0	946 (-5%)	5mo	$167,000	$177	52
818 Davis Ave	0.71mi	2/1.0	1,040 (+4%)	14mo	$78,000	$75	48
1211 N College Ave	0.53mi	3/2.0 (+1)	1,036 (+4%)	22mo	$209,900	$203	42
417 W 9th St	0.45mi	2/1.0	876 (-12%)	21mo	$207,200	$237	41
1721 N Davis Ave	0.69mi	2/1.0	912 (-9%)	23mo	$185,900	$204	34
2320 N Stewart Ave	0.68mi	3/1.0 (+1)	1,136 (+14%)	9mo	$60,000	$53	33

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-22,384
• Equity at exit: $24,602

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-14,015
• Equity at exit: $14,266

Cash invested: $46,200 (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 28658

• Home prices YoY: -23.3%
• Active inventory: 229
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $69

Break-even live

Break-even rent $1,305

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $116	+0% $69	+5% $22	+10% $-24
Rent	-10% $-41	-5% $14	+0% $69	+5% $124	+10% $179
Rate	-1.0pp $152	-0.5pp $111	base $69	+0.5pp $26	+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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 N Frye Ave Unit I Newton, NC	2.0	1.0	730	$1,150	$1.58	14d	1	0.15mi
188 W 19th St Unit 188 Newton, NC	3.0	3.0	1280	$1,695	$1.32	22d	1	0.55mi
885 W 25th St Newton, NC	3.0	2.5	1333	$1,695	$1.27	0d	1	0.71mi
887 W 25th St Newton, NC	3.0	2.5	1333	$1,695	$1.27	14d	1	0.71mi
409 E 20th St #14 Newton, NC	2.0	1.0	1041	$1,475	$1.42	15d	1	0.93mi

Listing history 28 events

1. 2026-06-21
   days on market $165,000 Active 123 DOM
2. 2026-06-19
   days on market $165,000 Active 121 DOM
3. 2026-06-18
   days on market $165,000 Active 120 DOM
4. 2026-06-17
   days on market $165,000 Active 119 DOM
5. 2026-06-16
   days on market $165,000 Active 118 DOM
6. 2026-06-15
   days on market $165,000 Active 117 DOM
7. 2026-06-14
   days on market $165,000 Active 115 DOM
8. 2026-06-13
   days on market $165,000 Active 114 DOM
9. 2026-06-10
   days on market $165,000 Active 112 DOM
10. 2026-06-09
    days on market $165,000 Active 111 DOM
11. 2026-06-08
    days on market $165,000 Active 110 DOM
12. 2026-06-07
    days on market $165,000 Active 109 DOM
13. 2026-06-05
    days on market $165,000 Active 106 DOM
14. 2026-06-02
    days on market $165,000 Active 104 DOM
15. 2026-06-01
    days on market $165,000 Active 103 DOM
16. 2026-05-31
    days on market $165,000 Active 102 DOM
17. 2026-05-30
    days on market $165,000 Active 101 DOM
18. 2026-04-09
    historical Active Under Contract
19. 2026-03-13
    price $165,000
20. 2026-02-18
    listed $170,000 Active
21. 2024-11-13
    historical $1,175
22. 2024-10-16
    price $1,175
23. 2024-10-04
    price $1,225
24. 2024-09-28
    historical $1,250
25. 2024-09-28
    listed $1,250
26. 2024-09-13
    price $1,250
27. 2024-09-05
    listed $1,275
28. 2022-02-11
    soldstatus $140,500

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$191/yr (+$16/mo · 16.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,707
• − Mortgage interest: −$9,243
• − Property taxes: −$1,162
• − Insurance: −$825
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,800
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,308/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: Newton Conover City Schools
• NCES district ID: 3703360
• Math proficiency: 49% ▲ 11.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $39,491
• Composite: 40.13/100
• National rank: #3797
• State rank: #74 of 178 in NC

Livability — Newton

• Score: 73/100
• State rank: #77
• US rank: #5536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, NC
• Population (ZIP): 25,681

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Black 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.85%
• Current HPI: 262.8541
• 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

+17.4% since first listed

11 events — show timeline

• 2026-04-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-18 Listed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2024-11-13 Rental Removed $1,175 RENTALBEAST
• 2024-10-16 Price Changed $1,175 RENTALBEAST
• 2024-10-04 Price Changed $1,225 RENTALBEAST
• 2024-09-28 Rental Removed $1,250 RENTALBEAST
• 2024-09-28 Listed for Rent $1,250 RENTALBEAST
• 2024-09-13 Price Changed $1,250 RENTALBEAST
• 2024-09-05 Listed for Rent $1,275 RENTALBEAST
• 2022-02-11 Sold (Public Records) $140,500 Public Records

Property tax history

+6.5%/yr

Latest (2024): $1,162 · +0.0% YoY. Source: county tax records.