7486 Clinton Rd · Stedman, NC 28391

$309,500

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 160 Days on market

Built 1927 Est $293k · 6% over ↓ 2% since listing

---

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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +4.9/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0

Listing remarks

1927 Home in the "heart of Stedman . ” that has been gutted in 2017 . .. Plumbing, Electrical, Metal roof, granite counter tops in kitchen . !!! Den with fireplace , Large dining room, 2 bedrooms up, 2 bedrooms down, Beautiful hardwood floors, carpet in bedrooms. Home has so much character and charm…. Detached garage that is heated and cooled that could be a "man cave", extra rental income, etc. Lots of opportunities !!

Key facts

• 2 garage spots
• Built 1927
• Listed 160 days

Property features AI

Exterior

• Parking: Attached carport; Detached parking; 2-car garage; 2-car carport (4 covered spaces total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning (R10 - Residential District); Corner lot, cleared
• Construction: Vinyl siding
• Exterior features: Storage; Front covered porch

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (electric); Central electric air conditioning
• Interior features: Granite counters; Gas log fireplace (1 total)
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (41.7% below list).
• Recommended offer: $181k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); 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-school proficiency averages 54% at this address vs 36% district-wide (+17 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: 36 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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($272k) 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

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,529 (41.7% 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 160 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.58% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $292,662
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Hillsboro St	0.15mi	2/2.0 (-1)	1,120 (-12%)	20mo	$232,000	$207	50
104 First St	0.25mi	2/2.0 (-1)	1,133 (-11%)	19mo	$260,000	$229	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $136,748
• Equity at exit: $278,822

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $427,428
• Equity at exit: $601,290

Cash invested: $86,660 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 36
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$1,623
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-498

Break-even live

Break-even rent $2,435

Max offer price $221,550

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-410	+0% $-498	+5% $-585	+10% $-673
Rent	-10% $-640	-5% $-569	+0% $-498	+5% $-427	+10% $-355
Rate	-1.0pp $-342	-0.5pp $-419	base $-498	+0.5pp $-578	+1.0pp $-660

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: $77,375
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $309,500 Active 160 DOM
2. 2026-06-18
   days on market $309,500 Active 157 DOM
3. 2026-06-17
   days on market $309,500 Active 156 DOM
4. 2026-06-16
   days on market $309,500 Active 155 DOM
5. 2026-06-15
   days on market $309,500 Active 154 DOM
6. 2026-06-14
   days on market $309,500 Active 152 DOM
7. 2026-06-13
   days on market $309,500 Active 151 DOM
8. 2026-06-10
   days on market $309,500 Active 149 DOM
9. 2026-06-09
   days on market $309,500 Active 148 DOM
10. 2026-06-08
    days on market $309,500 Active 147 DOM
11. 2026-06-07
    days on market $309,500 Active 146 DOM
12. 2026-06-03
    days on market $309,500 Active 142 DOM
13. 2026-06-02
    days on market $309,500 Active 141 DOM
14. 2026-06-01
    days on market $309,500 Active 140 DOM
15. 2026-05-31
    days on market $309,500 Active 139 DOM
16. 2026-05-30
    days on market $309,500 Active 138 DOM
17. 2026-04-02
    price $309,500
18. 2026-03-01
    price $314,900
19. 2026-01-17
    status Active
20. 2026-01-17
    price $319,500
21. 2025-12-15
    status Pending
22. 2025-12-10
    listed $314,900 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: $2,064 · $172/mo
• Projected year-2 tax: $2,538 · $211/mo
• Expected delta: +$474/yr (+$39/mo · 22.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,663
• − Mortgage interest: −$17,337
• − Property taxes: −$2,064
• − Insurance: −$1,548
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$9,004
• Taxable loss: −$11,755
• Est. tax savings @ 24.0%: +$2,821
• After-tax cash flow: $-3,153/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 — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stedman, NC
• Population (ZIP): 5,956

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 (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 46.06%
• Current HPI: 331.7099
• 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

-1.7% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $309,500 LPRMLS
• 2026-03-01 Price Changed $314,900 LPRMLS
• 2026-01-17 Relisted — LPRMLS
• 2026-01-17 Price Changed $319,500 LPRMLS
• 2025-12-15 Pending — LPRMLS
• 2025-12-10 Listed $314,900 LPRMLS

Property tax history

+7.6%/yr

Latest (2025): $2,064 · +39.4% YoY. Source: county tax records.