436 Fulton St · Burlington, NC 27217

$100,000

3 bd · 1.0 ba · 820 sqft · SingleFamily · 56 Days on market

Built 1963 Fair condition Est $171k · 41% under ↓ 20% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in East Burlington- This 3-bedroom 1 bath home sits on a large clear flat lot offering excellent potential for renovation, rental or redevelopment. Conveniently located near shopping, dining and major highways for easy access. Great opportunity for investors or buyers looking to add value. Property sold as-is.

Key facts

• Large clear flat lot
• Built 1963
• Listed 56 days

Tags

• LARGE CLEAR FLAT LOT
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; No water heater
• Home design: Residential stick/site-built house; One story; Built in 1963; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: City lot; Cleared land; Public maintained road access

Interior

• Bedrooms: One den on the main level (used as a bedroom/living space)
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling; No fuel for heating
• Interior features: Primary bedroom on the main level; Attic access only; Wood flooring throughout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools F, crime F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $170,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Lincoln St	0.16mi	2/1.0 (-1)	812 (-1%)	2mo	$150,000	$185	84
525 Lee St	0.09mi	2/1.0 (-1)	700 (-15%)	3mo	$189,000	$270	64
707 Richmond Ave	0.17mi	2/1.0 (-1)	888 (+8%)	13mo	$185,000	$208	63
905 N Park Rd	0.62mi	2/1.0 (-1)	824 (+0%)	6mo	$142,000	$172	61
444 Jeffries St	0.48mi	3/1.5	908 (+11%)	2mo	$195,000	$215	56
106 Highland Ave	0.51mi	2/1.0 (-1)	857 (+4%)	9mo	$180,000	$210	56
331 Highland Ave	0.52mi	2/1.0 (-1)	800 (-2%)	13mo	$100,000	$125	56
415 Green St	0.66mi	2/1.0 (-1)	810 (-1%)	9mo	$180,000	$222	55
424 Jeffries St	0.49mi	3/1.5	916 (+12%)	3mo	$175,000	$191	53
1118 Jackson St	0.70mi	2/1.0 (-1)	830 (+1%)	13mo	$165,000	$199	50
1210 Shaw St	0.45mi	2/1.0 (-1)	727 (-11%)	13mo	$195,000	$268	44
903 N Park Rd	0.61mi	2/1.0 (-1)	910 (+11%)	15mo	$116,000	$127	36

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $10,718
• Equity at exit: $14,910

10-year hold

• IRR: 17.4%
• Equity multiple: 2.31×
• Total profit: $36,600
• Equity at exit: $8,646

Cash invested: $28,000 (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 27217

• Home prices YoY: -22.3%
• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $466

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Chandler Ave Burlington, NC	2.0	1.0	750	$1,275	$1.70	13d	1	0.38mi
306 N Ireland St Unit 306 Burlington, NC	2.0	1.0	807	$1,250	$1.55	21d	1	0.39mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,799	$1.76	13d	19	0.42mi
910 N Main St Unit A Burlington, NC	2.0	2.0	1100	$1,395	$1.27	13d	1	0.49mi
1016 Grace Ave Burlington, NC	3.0	1.0	994	$1,245	$1.25	21d	1	0.73mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	21d	1	0.86mi
1000 Camden St Burlington, NC	2.0	1.0	600	$1,095	$1.82	13d	1	0.87mi
654 Lakeside Ave Unit 654 Burlington, NC	2.0	1.0	830	$1,125	$1.36	13d	1	0.99mi
709 Maryland Ave Burlington, NC	2.0	1.0	786	$1,225	$1.56	21d	1	1.13mi
511 W Davis St Burlington, NC	2.0	2.0	840	$2,395	$2.85	21d	1	1.15mi
1900 Morningside Dr Burlington, NC	1.0–3.0	1.0–2.0	1076	$1,500	$1.39	13d	1	1.17mi
1013 Attica St Burlington, NC	2.0	1.0	855	$1,245	$1.46	13d	1	1.31mi
805 S Broad St Burlington, NC	2.0	1.0	779	$1,100	$1.41	21d	1	1.43mi

Listing history 2 events

1. 2026-05-13
   price $100,000
2. 2026-03-30
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $17,582
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,909
• Taxable income: $4,258
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,575/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations to its kitchen and bathroom, along with some landscaping improvements. The property has good potential for increasing its value through these updates.

Repairs flagged

• Major Kitchen sink and countertops — Severe wear and outdated design
• Major Bathroom fixtures and flooring — Outdated and worn condition
• Minor Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value
• Both Bathroom renovation — Upgrading the bathroom can also boost both resale and rental value
• Both Landscaping — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen sink and countertops · Severe wear and outdated design	Major	$15,000–50,000
Bathroom fixtures and flooring · Outdated and worn condition	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Bathroom renovation — Upgrading the bathroom can also boost both resale and rental value ↑
• Both Landscaping — A well-maintained yard can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NC
• County: Alamance County · 173,369 people
• City population: 88,508
• Metro: Burlington, NC
• Population (ZIP): 41,406
• Household income: $51,950
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1040.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Black 29% Hispanic / Latino 29% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.45%
• Current HPI: 259.8107
• Rent YoY: ▲ 1.06%
• Metro: Burlington, NC
• 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

-20.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $100,000 Triad MLS
• 2026-03-30 Listed $125,000 Triad MLS