3629 Plantation Rd · Stovall, NC 27507

$140,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 101 Days on market

Built 1980 1.80 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special - Brick Home on 1.8 Acres! Opportunity awaits with this brick home situated on 1.8 acres, offering plenty of space and potential. Being sold as-is, this property is perfect for investors, renovators, or buyers looking for their next project. With room to transform, it's a fantastic opportunity to create value and make it your own. Enjoy the freedom of no HOA, giving you flexibility to renovate, expand, or customize the property to fit your vision. The large lot provides ample space for outdoor living, additional structures, or simply enjoying the privacy and room to spread out. Whether you're looking to renovate and flip, add to your rental portfolio, or design your dream

Key facts

• 1.8 acres
• Large lot
• Brick home

Tags

• BRICK HOME
• 1.8 ACRES
• NO HOA
• LARGE LOT
• OUTDOOR LIVING
• ADDITIONAL STRUCTURES

Property features AI

Finance

• Other: County: Granville
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-story site-built home; Living area 965; One level
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built on site
• Exterior features: Publicly maintained road access; 1.8-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wood stove; No central air / no cooling
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $2 ($27/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 $109k (21.8% below list).
• Recommended offer: $109k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#231 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Granville County Schools (rural): math 28% / reading 36% proficiency, ranked #137 of 178 in NC (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 428 units permitted in Granville County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $968 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; list at $140k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,432 (21.8% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.74×
• Total profit: $-10,042
• Equity at exit: $34,225

10-year hold

• IRR: 0.8%
• Equity multiple: 1.08×
• Total profit: $3,065
• Equity at exit: $36,307

Cash invested: $39,200 (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 27507

• Home prices YoY: -0.4%
• Active inventory: 26
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $2

Break-even live

Break-even rent $1,091

Max offer price $140,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $42	+0% $2	+5% $-37	+10% $-77
Rent	-10% $-84	-5% $-41	+0% $2	+5% $45	+10% $89
Rate	-1.0pp $73	-0.5pp $38	base $2	+0.5pp $-34	+1.0pp $-71

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $140,000 Active 101 DOM
2. 2026-06-18
   days on market $140,000 Active 98 DOM
3. 2026-06-17
   days on market $140,000 Active 97 DOM
4. 2026-06-16
   days on market $140,000 Active 96 DOM
5. 2026-06-15
   days on market $140,000 Active 95 DOM
6. 2026-06-13
   days on market $140,000 Active 93 DOM
7. 2026-06-13
   days on market $140,000 Active 92 DOM
8. 2026-06-09
   days on market $140,000 Active 89 DOM
9. 2026-06-08
   days on market $140,000 Active 88 DOM
10. 2026-06-07
    days on market $140,000 Active 87 DOM
11. 2026-06-05
    days on market $140,000 Active 84 DOM
12. 2026-06-03
    days on market $140,000 Active 83 DOM
13. 2026-06-02
    days on market $140,000 Active 82 DOM
14. 2026-06-01
    days on market $140,000 Active 81 DOM
15. 2026-05-31
    days on market $140,000 Active 80 DOM
16. 2026-03-12
    listed $140,000 Active
17. 2026-01-02
    soldstatus $89,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$311/yr (+$26/mo · 37.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,132
• − Mortgage interest: −$7,842
• − Property taxes: −$837
• − Insurance: −$700
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$4,073
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $608/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: Granville County Schools
• NCES district ID: 3701800
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,713
• Composite: 27.81/100
• National rank: #6887
• State rank: #137 of 178 in NC

Livability — Stovall

• Score: 67/100
• State rank: #231
• US rank: #10718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 307
• Population (ZIP): 1,983

Population outlook (Granville County) Hauer SSP2

• Today (2025): 60,753 people
• By 2030: 61,381 · +1.0%
• By 2040: 61,861 · +1.8%
• By 2050: 61,261 · +0.8%
• By 2075: 59,948 · -1.3%
• By 2100: 55,273 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Two or more races 19% Black 18% Hispanic / Latino 17% Native American 2%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Serbian 10% Lithuanian 4% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Granville

• 2024 margin: Lean R (+9.4) · D 44.8% · R 54.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+6.6 2016: R+2.5 2012: D+4.6 2008: D+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 257.9832
• 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

+57.3% since first listed

2 events — show timeline

• 2026-03-12 Listed $140,000 TMLS
• 2026-01-02 Sold (Public Records) $89,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $837 · +2.1% YoY. Source: county tax records.