203 E Clinton St · Roseboro, NC 28382

$180,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 48 Days on market

Built 1925 0.26 ac lot Est $214k · 16% under

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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 +24.6/30.0
• ARV discount +14.7/15.0
• Appreciation +9.1/10.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity in the heart of Roseboro! This home has 3 bedrooms and a flex room. Enjoy a family room and a formal living room. This home needs a little TLC and updating but has potential. There is a beautiful large covered porch to enjoy your morning coffee. In the heart of town but is very peaceful. The home has AC but the heat does not currently work.

Key facts

• Large covered porch
• Formal living room
• Flex room

Tags

• LARGE COVERED PORCH
• FORMAL LIVING ROOM
• FLEX ROOM

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Natural gas available; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Aluminum siding and frame construction
• Exterior features: Covered front porch; No fencing; Composition roof

Interior

• Kitchen: Freezer; Refrigerator; Range; Dishwasher; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; No heating listed
• Interior features: Eat-in kitchen; Window coverings; Furnished; Crawl space basement; Has view; Accessible full bath
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roseboro Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 387 students, 99% FRL); Roseboro-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.3% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 W Clinton St	0.41mi	3/2.5	1,759 (-2%)	3mo	$210,000	$119	70
506 E Roseboro St	0.28mi	4/1.5 (+1)	1,721 (-4%)	11mo	$189,000	$110	65
300 E Roseboro St	0.11mi	2/2.0 (-1)	1,558 (-13%)	1mo	$110,000	$71	65
103 W Pleasant St	0.24mi	3/1.5	2,013 (+12%)	8mo	$197,000	$98	62
706 W Roseoboro St	0.57mi	3/2.0	1,772 (-2%)	16mo	$232,000	$131	55
205 Culbreth St	0.41mi	3/2.0	1,538 (-15%)	6mo	$215,000	$140	50
605 W Roseboro St	0.44mi	3/2.0	1,537 (-15%)	15mo	$248,300	$162	41

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

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.00×
• Total profit: $101,002
• Equity at exit: $140,066

10-year hold

• IRR: 24.5%
• Equity multiple: 6.46×
• Total profit: $275,426
• Equity at exit: $281,251

Cash invested: $50,400 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $374

Break-even live

Break-even rent $1,400

Max offer price $180,000

Occupancy floor 75%

Sensitivity live

Price	-10% $475	-5% $425	+0% $374	+5% $323	+10% $272
Rent	-10% $226	-5% $300	+0% $374	+5% $448	+10% $522
Rate	-1.0pp $464	-0.5pp $419	base $374	+0.5pp $327	+1.0pp $279

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 48 DOM
2. 2026-06-17
   days on market $180,000 Active 47 DOM
3. 2026-06-16
   days on market $180,000 Active 46 DOM
4. 2026-06-15
   days on market $180,000 Active 45 DOM
5. 2026-06-14
   days on market $180,000 Active 43 DOM
6. 2026-06-13
   days on market $180,000 Active 42 DOM
7. 2026-06-10
   days on market $180,000 Active 40 DOM
8. 2026-06-09
   days on market $180,000 Active 39 DOM
9. 2026-06-08
   days on market $180,000 Active 38 DOM
10. 2026-06-07
    days on market $180,000 Active 37 DOM
11. 2026-06-05
    days on market $180,000 Active 34 DOM
12. 2026-06-03
    days on market $180,000 Active 33 DOM
13. 2026-06-02
    days on market $180,000 Active 32 DOM
14. 2026-06-01
    days on market $180,000 Active 31 DOM
15. 2026-05-31
    days on market $180,000 Active 30 DOM
16. 2026-05-30
    days on market $180,000 Active 29 DOM
17. 2026-05-01
    listed $180,000 Active 371-char remark

    Show marketing remark (371 chars)

    Great investment opportunity in the heart of Roseboro! This home has 3 bedrooms and a flex room. Enjoy a family room and a formal living room. This home needs a little TLC and updating but has potential. There is a beautiful large covered porch to enjoy your morning coffee. In the heart of town but is very peaceful. The home has AC but the heat does not currently work.

18. 2026-05-01
    listed $180,000 Active

    Show marketing remark (371 chars)

    Great investment opportunity in the heart of Roseboro! This home has 3 bedrooms and a flex room. Enjoy a family room and a formal living room. This home needs a little TLC and updating but has potential. There is a beautiful large covered porch to enjoy your morning coffee. In the heart of town but is very peaceful. The home has AC but the heat does not currently work.

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$427/yr (+$36/mo · 40.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,480
• − Mortgage interest: −$10,083
• − Property taxes: −$1,049
• − Insurance: −$900
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$5,236
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $4,095/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseboro, NC
• Population (ZIP): 6,659

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Asian/Pacific 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.27%
• Current HPI: 288.151
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $180,000 Hive MLS
• 2026-05-01 Listed $180,000 LPRMLS

Property tax history

+6.5%/yr

Latest (2025): $1,049 · +9.6% YoY. Source: county tax records.