710 Pine St · Laurinburg, NC 28345

$60,000

4 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 229 Days on market

Built 1953 0.25 ac lot Est $94k · 36% under ↓ 25% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your creativity for a great opportunity for a fix-and-flip or a great addition to your rental portfolio. This home features 4 bedrooms, 1 bath and a great lot in Laurinburg NC.

Key facts

• 0.25 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; Residential property
• Construction: Information on year built and construction materials not provided
• Exterior features: Screened porch

Interior

• Bedrooms: Total of 6 rooms (bedrooms and other rooms included)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Factory-built fireplace (1); Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 5.1% in Laurinburg — 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 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: Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 26% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Scotland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 73 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 75% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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 1953 — 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. 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: 1.87% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.45%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $93,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Pine St	0.00mi	4/1.0	1,322 (0%)	1mo	$25,000	$19	100
513 Atkinson St	0.31mi	3/1.0 (-1)	1,280 (-3%)	11mo	$125,000	$98	66
340 Douglas St	0.26mi	3/1.0 (-1)	1,192 (-10%)	8mo	$36,500	$31	60
906 Biggs St	0.19mi	3/2.0 (-1)	1,200 (-9%)	9mo	$85,000	$71	59
327 E Vance St	0.13mi	3/2.0 (-1)	1,180 (-11%)	11mo	$125,000	$106	58
414 Yadkin Ave	0.54mi	3/1.5 (-1)	1,250 (-5%)	1mo	$53,000	$42	58
613 Mcnair Ave	0.54mi	3/2.0 (-1)	1,301 (-2%)	12mo	$62,000	$48	54
302 S Caledonia Rd	0.46mi	3/1.0 (-1)	1,257 (-5%)	16mo	$94,000	$75	52
309 Midland Way	0.38mi	3/1.0 (-1)	1,155 (-13%)	7mo	$98,000	$85	51
1128 S Pine St	0.37mi	3/2.0 (-1)	1,239 (-6%)	16mo	$94,000	$76	50
402 Yadkin Ave	0.50mi	3/1.5 (-1)	1,238 (-6%)	12mo	$48,000	$39	49
305 2nd St	0.58mi	3/1.0 (-1)	1,155 (-13%)	22mo	$59,900	$52	29

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: 32.2%
• Equity multiple: 2.36×
• Total profit: $22,774
• Equity at exit: $8,946

10-year hold

• IRR: 39.3%
• Equity multiple: 4.67×
• Total profit: $61,653
• Equity at exit: $5,188

Cash invested: $16,800 (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 28345

• Home prices YoY: -22.3%
• Active inventory: 73
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $510

Break-even live

Break-even rent $473

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $544	-5% $527	+0% $510	+5% $493	+10% $476
Rent	-10% $422	-5% $466	+0% $510	+5% $555	+10% $599
Rate	-1.0pp $541	-0.5pp $526	base $510	+0.5pp $495	+1.0pp $479

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-08
   status Pending
2. 2026-02-13
   status Active
3. 2026-01-16
   status Pending
4. 2025-10-21
   price $60,000
5. 2025-09-15
   status Active
6. 2025-09-05
   status Pending
7. 2025-08-14
   listed $80,000 Active
8. 2025-08-12
   historical $80,000

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$82/yr (+$7/mo · 20.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $13,430
• − Mortgage interest: −$3,361
• − Property taxes: −$410
• − Insurance: −$300
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$1,745
• Taxable income: $5,465
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,813/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): 12,224

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 0.55)
• Race & ethnicity: White 58% Black 34% Hispanic / Latino 4% Native American 4% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -56.70%
• Current HPI: 197.4677
• 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

-25.0% since first listed

8 events — show timeline

• 2026-05-08 Pending — LPRMLS
• 2026-02-13 Relisted — LPRMLS
• 2026-01-16 Pending — LPRMLS
• 2025-10-21 Price Changed $60,000 LPRMLS
• 2025-09-15 Relisted — LPRMLS
• 2025-09-05 Pending — LPRMLS
• 2025-08-14 Listed $80,000 LPRMLS
• 2025-08-12 Coming Soon $80,000 LPRMLS

Property tax history

+0.7%/yr

Latest (2025): $410 · +0.0% YoY. Source: county tax records.