11560 Purcell Rd · Laurinburg, NC 28352

$159,900

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 62 Days on market

Built 1972 0.46 ac lot Est $181k · 11% under ↓ 6% since listing

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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 +15.9/30.0
• ARV discount +12.6/15.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• 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

3 bedroom, 1.5 bath brick ranch with large family room, enclosed porch; whole house generator, fenced yard, storage buildings and great neighborhood.

Key facts

• Great neighborhood
• Fenced yard
• Storage buildings

Tags

• WHOLE HOUSE GENERATOR
• FENCED YARD
• STORAGE BUILDINGS
• GREAT NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: R15; Subdivision: Country Club Estates; Directions: 401 to Purcell Rd, house is on the left

Exterior

• Parking: Concrete parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; One-level / 1 story; Entry level: 1
• Construction: Block and brick construction (see remarks); Brick/Mortar and block foundation; Shingle roof; Built on a 0.46-acre lot (approx. 100 x 200)
• Exterior features: Back yard fencing; Shed(s); Has a view; Front porch (enclosed)

Interior

• Kitchen: Range; Microwave; Electric water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating and cooling); Electric heating; Wood stove; Has cooling
• Interior features: Ceiling fan(s); Window coverings; Enclosed front porch
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $75 ($898/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 $134k (16.1% below list).
• Recommended offer: $134k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.3% in Laurinburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Carver Middle (math 17% / reading 26%, grade F, #422 of 475 statewide, top 89%, 659 students, 100% 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: 157 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 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate 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 $134,177 (16.1% below list)

Questions for the listing agent

1. It's been on market 62 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 1972 — 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. 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. 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: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $180,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11621 Purcell Rd	0.05mi	3/2.0	1,518 (+10%)	1mo	$184,500	$122	80
12620 Birchwood Cir	0.19mi	3/2.0	1,351 (-2%)	14mo	$165,000	$122	76
12741 Birchwood Cir	0.07mi	3/2.0	1,207 (-12%)	10mo	$175,000	$145	68
11541 Pinecroft St	0.24mi	3/2.0	1,350 (-2%)	22mo	$150,000	$111	68
12380 Mckinnon Dr	0.26mi	3/2.0	1,250 (-9%)	12mo	$105,000	$84	63
12200 Mallard Creek Dr	0.59mi	3/2.0	1,395 (+1%)	11mo	$215,000	$154	61
12881 Andrews Dr	0.43mi	3/1.5	1,235 (-10%)	4mo	$170,000	$138	57
12281 Mallard Creek Dr	0.56mi	2/2.0 (-1)	1,384 (+0%)	16mo	$202,500	$146	55
12440 Windmere Dr	0.56mi	3/2.0	1,534 (+11%)	6mo	$213,000	$139	50
12421 Windmere Dr	0.59mi	3/2.0	1,451 (+5%)	19mo	$190,000	$131	47
13080 Montclair Dr	0.73mi	3/1.5	1,458 (+6%)	22mo	$175,000	$120	36
11141 Turnpike Rd	0.73mi	4/2.0 (+1)	1,500 (+9%)	18mo	$125,900	$84	31

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-21,196
• Equity at exit: $23,842

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,533
• Equity at exit: $13,825

Cash invested: $44,772 (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: 157
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $75

Break-even live

Break-even rent $1,247

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $120	+0% $75	+5% $30	+10% $-16
Rent	-10% $-31	-5% $22	+0% $75	+5% $128	+10% $181
Rate	-1.0pp $155	-0.5pp $116	base $75	+0.5pp $33	+1.0pp $-9

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $159,900 Pending 62 DOM
2. 2026-06-03
   days on market $159,900 Active 61 DOM
3. 2026-06-02
   days on market $159,900 Active 60 DOM
4. 2026-06-01
   days on market $159,900 Active 59 DOM
5. 2026-05-31
   days on market $159,900 Active 58 DOM
6. 2026-05-30
   days on market $159,900 Active 57 DOM
7. 2026-04-13
   price $159,900
8. 2026-04-03
   listed $169,900 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: $960 · $80/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$352/yr (+$29/mo · 36.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 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: $16,101
• − Mortgage interest: −$8,957
• − Property taxes: −$960
• − Insurance: −$800
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,652
• Taxable loss: −$1,843
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,341/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

-5.9% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $159,900 Hive MLS
• 2026-04-03 Listed $169,900 Hive MLS

Property tax history

-1.0%/yr

Latest (2025): $960 · -1.7% YoY. Source: county tax records.