515 N Pine Ln · Wadesboro, NC 28170

$145,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 83 Days on market

Built 1947 0.46 ac lot Est $138k · 5% over

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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 +28.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• ARV discount +5.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

Listing remarks

3 bedroom , 1 bath home Conveniently Located Close to Town . This well maintained home is located in a established residential neighborhood. Just minutes from shopping and dining, The Interior includes oak flooring throughout , .A spacious sunroom with brick flooring. The eat-in kitchen is ideal for casual dining and everyday living. Outside, you'll find a private backyard enclosed with a privacy fence, perfect for entertaining, or pets . Additional features include a detached 2-car garage, mature landscaping, and ample storage throughout. Schedule your private showing today for this Affordable 3 Bedroom Home.

Key facts

• Private backyard
• Spacious sunroom
• Mature landscaping

Tags

• SPACIOUS SUNROOM
• PRIVATE BACKYARD
• ENCLOSED WITH A PRIVACY FENCE
• DETACHED 2-CAR GARAGE
• MATURE LANDSCAPING
• AMPLE STORAGE

Property features AI

Exterior

• Parking: On-site parking; 2 parking spaces total; 2-car garage
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Aluminum and wood siding with frame construction
• Exterior features: Front porch; Wood backyard fencing; Has a view; Shingle roof

Interior

• Bedrooms: 6 total rooms (including bedrooms and living spaces)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Floor furnace; Space heater; Oil heating; Wall/window cooling units
• Interior features: Tile, vinyl, and wood flooring; Crawl space basement (no full basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing 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: Lilesville Elementary (math 17% / reading 37%, grade F, #1,033 of 1,410 statewide, top 76%, 215 students, 99% 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: 85 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 + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $145k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.19% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $137,940
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 N Pine Ln	0.05mi	3/1.0	1,284 (+13%)	12mo	$156,000	$121	66
503 Graham St	0.57mi	3/1.0	1,018 (-11%)	2mo	$70,000	$69	54
1003 Camden Rd	0.33mi	3/1.0	1,276 (+12%)	13mo	$70,000	$55	53
614 Morven Rd	0.67mi	3/1.5	1,100 (-4%)	15mo	$102,000	$93	48
1209 White Store Rd	0.45mi	3/1.0	1,256 (+10%)	21mo	$152,000	$121	45
305 E Burnsville St	0.70mi	2/1.0 (-1)	1,061 (-7%)	8mo	$156,000	$147	44
200 Bradley St	0.72mi	3/2.0	1,232 (+8%)	6mo	$209,999	$170	44
520 Moore St	0.56mi	3/1.0	1,025 (-10%)	16mo	$144,200	$141	44
412 Lakeview Dr	0.63mi	3/2.0	1,303 (+14%)	11mo	$200,000	$153	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 3.65×
• Total profit: $107,758
• Equity at exit: $130,627

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $294,603
• Equity at exit: $281,703

Cash invested: $40,600 (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: 85
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $452

Break-even live

Break-even rent $1,149

Max offer price $145,000

Occupancy floor 69%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $145,000 Active 83 DOM
2. 2026-06-17
   days on market $145,000 Active 82 DOM
3. 2026-06-16
   days on market $145,000 Active 81 DOM
4. 2026-06-15
   days on market $145,000 Active 80 DOM
5. 2026-06-13
   days on market $145,000 Active 78 DOM
6. 2026-06-12
   days on market $145,000 Active 77 DOM
7. 2026-06-09
   days on market $145,000 Active 74 DOM
8. 2026-06-08
   days on market $145,000 Active 73 DOM
9. 2026-06-07
   days on market $145,000 Active 72 DOM
10. 2026-06-07
    days on market $145,000 Active 71 DOM
11. 2026-06-04
    days on market $145,000 Active 68 DOM
12. 2026-06-02
    days on market $145,000 Active 67 DOM
13. 2026-06-01
    days on market $145,000 Active 66 DOM
14. 2026-05-31
    days on market $145,000 Active 65 DOM
15. 2026-05-01
    status Active
16. 2026-04-16
    historical Active Under Contract
17. 2026-03-27
    listed $145,000 Active
18. 2026-01-05
    price $139,900
19. 2025-12-04
    price $145,000
20. 2025-12-03
    status Active
21. 2025-11-22
    status Pending
22. 2025-11-22
    historical
23. 2025-10-16
    price $139,000
24. 2025-09-06
    listed $144,900 Active
25. 2025-07-14
    price $150,000
26. 2025-04-24
    price $157,000
27. 2025-03-16
    status Active
28. 2025-03-04
    price $162,000
29. 2025-02-19
    price $167,000
30. 2025-01-25
    listed $170,000 Active
31. 2024-10-02
    price $159,000
32. 2024-09-23
    price $169,900
33. 2024-08-19
    price $175,000
34. 2024-06-24
    price $199,000
35. 2024-04-27
    listed $180,000 Active
36. 2024-02-22
    price $167,000
37. 2023-09-02
    listed $170,000 Active
38. 2023-04-18
    listed $169,900 Active
39. 2019-04-25
    soldstatus $30,000 Closed
40. 2019-04-17
    status Under Contract - No Show
41. 2019-04-09
    status Active
42. 2019-04-04
    status Under Contract - No Show
43. 2019-03-22
    price $30,000
44. 2019-03-22
    status Active
45. 2019-03-08
    historical
46. 2019-02-18
    historical Under Contract - Show
47. 2018-11-29
    listed $62,500 Active
48. 2016-05-02
    soldstatus $63,000

ⓘ 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: $1,043 · $87/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$146/yr (+$12/mo · 14.0%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,662
• − Mortgage interest: −$8,122
• − Property taxes: −$1,043
• − Insurance: −$725
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,218
• Taxable income: $3,247
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,651/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 — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, 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

+130.2% since first listed

34 events — show timeline

• 2026-05-01 Relisted — Hive MLS
• 2026-04-16 Contingent — Hive MLS
• 2026-03-27 Listed $145,000 Hive MLS
• 2026-01-05 Price Changed $139,900 Hive MLS
• 2025-12-04 Price Changed $145,000 Hive MLS
• 2025-12-03 Relisted — Hive MLS
• 2025-11-22 Pending — Hive MLS
• 2025-11-22 Listing Removed — Hive MLS
• 2025-10-16 Price Changed $139,000 Hive MLS
• 2025-09-06 Listed $144,900 Hive MLS
• 2025-07-14 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $157,000 CANOPYMLS as Distributed by MLS Grid
• 2025-03-16 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $162,000 CANOPYMLS as Distributed by MLS Grid
• 2025-02-19 Price Changed $167,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-25 Listed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2024-10-02 Price Changed $159,000 CANOPYMLS as Distributed by MLS Grid
• 2024-09-23 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-24 Price Changed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2024-04-27 Listed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-22 Price Changed $167,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-02 Listed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2023-04-18 Listed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2019-04-25 Sold (MLS) $30,000 CANOPYMLS as Distributed by MLS Grid
• 2019-04-17 Pending — CANOPYMLS as Distributed by MLS Grid
• 2019-04-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2019-04-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2019-03-22 Price Changed $30,000 CANOPYMLS as Distributed by MLS Grid
• 2019-03-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2019-03-08 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2019-02-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-11-29 Listed $62,500 CANOPYMLS as Distributed by MLS Grid
• 2016-05-02 Sold (Public Records) $63,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,043 · +4.5% YoY. Source: county tax records.