100 Pine St · Garysburg, NC 27831

$80,000

4 bd · 2.0 ba · 728 sqft · SingleFamily public records · 114 Days on market

Built 1954 7,405 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Great opportunity to restore this 4-bedroom, 2-bath home in Garysburg. Featuring approximately 1,572 square feet, this property offers a spacious floor plan and solid potential for renovation. Home is in need of repairs and is being sold As-Is, making it ideal for investors or buyers looking for a project. With the right improvements, this property could be transformed into a strong income-producing asset or primary residence. Priced to reflect condition.

Key facts

• Spacious floor plan
• 7,405 sq ft lot
• Parking

Tags

• SPACIOUS FLOOR PLAN
• STRONG INCOME-PRODUCING ASSET

Property features AI

Exterior

• Parking: Carport (1 space); Unpaved parking
• Utilities: Public water; Sewer available; Water available; Electric service
• Home design: Single-family residence; One-story
• Construction: Asbestos construction materials; Block foundation; Shingle roof; Built with no basement
• Exterior features: Screened front porch; Front porch; Back yard fencing; Storage outbuilding; Has view; No additional listed exterior features

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 6 total rooms (bedrooms and other rooms combined)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#615 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary (math 32% / reading 17%, grade F, #1,112 of 1,410 statewide, top 82%, 275 students, 99% FRL); Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.5% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 69% 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.76×
• Total profit: $39,394
• Equity at exit: $52,842

10-year hold

• IRR: 24.2%
• Equity multiple: 5.66×
• Total profit: $104,471
• Equity at exit: $98,108

Cash invested: $22,400 (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 27831

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $218

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 73%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 114 DOM
2. 2026-06-18
   days on market $80,000 Active 113 DOM
3. 2026-06-17
   days on market $80,000 Active 112 DOM
4. 2026-06-16
   days on market $80,000 Active 111 DOM
5. 2026-06-15
   days on market $80,000 Active 110 DOM
6. 2026-06-14
   days on market $80,000 Active 108 DOM
7. 2026-06-12
   days on market $80,000 Active 107 DOM
8. 2026-06-09
   days on market $80,000 Active 104 DOM
9. 2026-06-08
   days on market $80,000 Active 103 DOM
10. 2026-06-07
    days on market $80,000 Active 102 DOM
11. 2026-06-07
    days on market $80,000 Active 101 DOM
12. 2026-06-03
    days on market $80,000 Active 98 DOM
13. 2026-06-02
    days on market $80,000 Active 97 DOM
14. 2026-06-01
    days on market $80,000 Active 96 DOM
15. 2026-05-31
    days on market $80,000 Active 95 DOM
16. 2026-05-30
    days on market $80,000 Active 94 DOM
17. 2026-02-25
    listed $80,000 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $11,709
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,327
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,273/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Garysburg

• Score: 57/100
• State rank: #615
• US rank: #22318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garysburg, NC
• Population (ZIP): 2,640

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.50%
• Current HPI: 195.7421
• 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

1 event — show timeline

• 2026-02-25 Listed $80,000 Hive MLS

Property tax history

-14.6%/yr

Latest (2025): $105 · -84.4% YoY. Source: county tax records.