330 Plank Rd · Ansonville, NC 28170

$150,000

3 bd · 1.5 ba · 1,756 sqft · SingleFamily public records · 284 Days on market

Built 1900 2.82 ac 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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Bring us an offer! Sellers are motivated! Nestled on 2.82 secluded acres dotted with mature trees, this historic circa-1900 single-story residence offers around 1,700 sq. ft of classic charm. Inside, soaring 10–11-foot ceilings frame spacious rooms filled with hardwood floors, a large living room with closed up fireplace, formal dining room, and kitchen equipped with a stove and dishwasher. The recent renovation includes two generous bedrooms with built-in closets, plus one full and one half bath, thoughtfully joined for flexible layout options. A full-width covered front porch invites peaceful summer breezes and quiet afternoons overlooking the large front yard. The property includes

Key facts

• Historic residence
• Soaring ceilings
• Large living room

Tags

• SECLUDED ACRES
• MATURE TREES
• HISTORIC RESIDENCE
• SOARING CEILINGS
• HARDWOOD FLOORS
• LARGE LIVING ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Four open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; One story; Entry level: Main; Zoned R
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation
• Exterior features: Front porch; Shed(s); Cleared and wooded lot; Dirt road frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Two bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: One full bath; One half bath
• Heating & cooling: Heat pump heating; Gas cooling; Heat pump cooling
• Interior features: Five total rooms; French doors
• Laundry & utility: No laundry room features specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#586 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ansonville Elementary (math 42% / reading 52%, grade D-, #497 of 1,410 statewide, top 38%, 162 students, 98% FRL); Anson Middle (math 16% / reading 31%, grade F, #402 of 475 statewide, top 85%, 701 students, 100% FRL); Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $150k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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. 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: 1.16% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $110,578
• Equity at exit: $135,132

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $302,796
• Equity at exit: $291,417

Cash invested: $42,000 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $454

Break-even live

Break-even rent $1,166

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $539	-5% $497	+0% $454	+5% $412	+10% $369
Rent	-10% $317	-5% $385	+0% $454	+5% $523	+10% $592
Rate	-1.0pp $530	-0.5pp $492	base $454	+0.5pp $415	+1.0pp $376

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   status $150,000 Pending 284 DOM
2. 2026-05-11
   historical Active Under Contract
3. 2026-03-25
   price $150,000
4. 2026-02-17
   status Active
5. 2025-09-12
   price $175,000
6. 2025-08-06
   listed $182,000 Active
7. 2015-06-16
   soldstatus $81,000

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$367/yr (+$31/mo · 42.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,889
• − Mortgage interest: −$8,402
• − Property taxes: −$863
• − Insurance: −$750
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,364
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,690/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Ansonville

• Score: 57/100
• State rank: #586
• US rank: #21545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonville, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

+85.2% since first listed

6 events — show timeline

• 2026-05-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-06 Listed $182,000 CANOPYMLS as Distributed by MLS Grid
• 2015-06-16 Sold (Public Records) $81,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $863 · +0.0% YoY. Source: county tax records.