519 W Raleigh St · Siler City, NC 27344

$230,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 384 Days on market

Built 1946 0.52 ac lot Est $242k · at est.

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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).

• ARV discount +9.7/15.0
• Cash flow +9.0/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated 3-bedroom, 2-bathroom home situated on a spacious half-acre lot! Every inch of this home has been thoughtfully updated, offering a perfect blend of modern comfort and classic charm. Step inside to find gleaming refinished hardwood floors. The brand-new kitchen features stylish cabinetry and sleek stainless steel appliances, ideal for everyday living. Both bathrooms have been completely remodeled with contemporary finishes, adding a fresh feel. Enjoy year-round comfort with a brand-new HVAC system, plus peace of mind with a freshly painted exterior. Outdoor living is a breeze with a screened-in porch and a refinished deck, perfect for relaxing or hosting

Key facts

• Renovated home
• Brand new kitchen
• Remodeled bathrooms

Tags

• RENOVATED HOME
• REFINISHED HARDWOOD FLOORS
• BRAND NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• BRAND NEW HVAC SYSTEM

Property features AI

Finance

• Other: Lot approximately 0.52 acres; No common walls; Updated/remodeled property condition
• HOA & community: No association

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Covered parking; Concrete parking pad; Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Site-built house; One story; Front door entry; Entry level: 1
• Construction: Aluminum siding and brick exterior; Metal roof; Block foundation; Built as a house (site built)
• Exterior features: Deck; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Electric cooling; Window unit(s)
• Interior features: Updated/remodeled condition; Basement with exterior entry (concrete, unheated)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (30.2% below list).
• Recommended offer: $161k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.6% in Siler City — 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 68/100 on livability (#203 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Chatham County Schools (rural): math 45% / reading 51% proficiency, ranked #68 of 178 in NC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chatham Middle (math 29% / reading 36%, grade F, #312 of 475 statewide, top 66%, 556 students, 89% FRL); Jordan Matthews High (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 913 students, 76% FRL) — zoned schools average 82% FRL vs 45% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 458 units permitted in Chatham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Chatham County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $230k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $160,531 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $241,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 W Cardinal St	0.08mi	3/2.0	1,668 (+4%)	16mo	$214,000	$128	76
616 W Raleigh St	0.11mi	3/2.0	1,522 (-5%)	20mo	$230,000	$151	70
707 Lakewood Dr	0.28mi	4/2.0 (+1)	1,826 (+14%)	3mo	$326,000	$179	56
407 W Sixth St	0.41mi	3/2.0	1,410 (-12%)	11mo	$185,000	$131	52

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-48,838
• Equity at exit: $34,294

10-year hold

• IRR: -16.0%
• Equity multiple: 0.11×
• Total profit: $-57,597
• Equity at exit: $19,886

Cash invested: $64,400 (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 27344

• Home prices YoY: -4.2%
• Active inventory: 115
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-181

Break-even live

Break-even rent $1,834

Max offer price $198,086

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 W 11th St Siler City, NC	1.0–2.0	1.0–2.0	950	$1,295	$1.36	2d	10	1.10mi
1006 S 2nd Ave Siler City, NC	3.0	2.0	1248	$1,850	$1.48	23d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $230,000 Active 384 DOM
2. 2026-06-17
   days on market $230,000 Active 383 DOM
3. 2026-06-16
   days on market $230,000 Active 382 DOM
4. 2026-06-16
   days on market $230,000 Active 381 DOM
5. 2026-06-13
   days on market $230,000 Active 379 DOM
6. 2026-06-09
   days on market $230,000 Active 375 DOM
7. 2026-06-08
   days on market $230,000 Active 374 DOM
8. 2026-06-07
   days on market $230,000 Active 373 DOM
9. 2026-06-05
   days on market $230,000 Active 370 DOM
10. 2026-06-03
    days on market $230,000 Active 369 DOM
11. 2026-06-02
    days on market $230,000 Active 368 DOM
12. 2026-06-01
    days on market $230,000 Active 367 DOM
13. 2026-05-31
    days on market $230,000 Active 366 DOM
14. 2026-04-28
    price $230,000
15. 2026-03-18
    price $240,000
16. 2026-02-26
    price $250,000
17. 2026-02-11
    price $255,000
18. 2026-01-27
    price $265,000
19. 2025-06-27
    price $270,000
20. 2025-06-11
    price $285,000
21. 2025-05-30
    listed $300,000 Active
22. 2000-02-09
    soldstatus $68,000

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$123/yr (+$10/mo · 7.0%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,264
• − Mortgage interest: −$12,884
• − Property taxes: −$1,763
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$6,691
• Taxable loss: −$6,305
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-655/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: Chatham County Schools
• NCES district ID: 3700750
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $57,371
• Composite: 41.82/100
• National rank: #3390
• State rank: #68 of 178 in NC

Livability — Siler City

• Score: 68/100
• State rank: #203
• US rank: #9963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siler City, NC
• Population (ZIP): 18,804

Population outlook (Chatham County) Hauer SSP2

• Today (2025): 84,640 people
• By 2030: 90,521 · +6.9%
• By 2040: 99,791 · +17.9%
• By 2050: 106,565 · +25.9%
• By 2075: 119,165 · +40.8%
• By 2100: 122,958 · +45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Hispanic / Latino 33% Black 16% Two or more races 12%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 68% English-only · Spanish 31% German/W. Germanic 1%

Political lean MEDSL · Chatham

• 2024 margin: D (+12.5) · D 55.7% · R 43.2% · Other 1.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 9.7pp · 2024: 12.5pp
• All cycles: 2024: D+12.5 2020: D+11.5 2016: D+10.1 2012: D+4.8 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.47%
• Current HPI: 285.6479
• 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

+238.2% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $230,000 TMLS
• 2026-03-18 Price Changed $240,000 TMLS
• 2026-02-26 Price Changed $250,000 TMLS
• 2026-02-11 Price Changed $255,000 TMLS
• 2026-01-27 Price Changed $265,000 TMLS
• 2025-06-27 Price Changed $270,000 TMLS
• 2025-06-11 Price Changed $285,000 TMLS
• 2025-05-30 Listed $300,000 TMLS
• 2000-02-09 Sold (Public Records) $68,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,763 · +50.6% YoY. Source: county tax records.