317 N Wright St · Raeford, NC 28376

$209,900

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1959 0.33 ac lot Est $168k · 25% over

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Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Renovated Beautiful Home location on a corner lot within walking distance to amenities in the area. Enjoy this 3-bedroom 1.5 bath home located in a quiet neighborhood. All new upgrades with new appliances give this home a clean fresh feeling! The home also has an attached two car carport with an attached screen porch to enjoy the quiet afternoons after a long day at work! Call today for your exclusive showing reservation.

Key facts

• Attached carport
• Corner lot
• 0.33 acre lot

Tags

• CORNER LOT
• WALKING DISTANCE TO AMENITIES
• ATTACHED CARPORT
• ATTACHED SCREEN PORCH

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached carport (2 spaces); Covered parking; Driveway; Garage present
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Site-built single-story home; One level
• Construction: Frame construction with vinyl siding; Architectural shingle roof
• Exterior features: Covered front porch; Covered rear porch; Screened porch; Storage structure on property; Grassed yard

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system listed; Central electric air conditioning
• Interior features: Kitchen and dining room combination; Insulated windows; Updated/remodeled condition
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $60 ($723/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (21.3% below list).
• Recommended offer: $165k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Raeford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#39 in NC, #3,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J W Mclauchlin Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 304 students, 99% FRL); West Hoke Middle (math 23% / reading 32%, grade F, #368 of 475 statewide, top 78%, 576 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; major 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 $165,122 (21.3% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $168,192
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 N Dickson St	0.17mi	3/1.0	1,134 (-2%)	3mo	$166,000	$146	85
210 W Elwood Ave	0.44mi	2/1.0 (-1)	1,124 (-2%)	6mo	$175,000	$156	64
419 N Wright St	0.11mi	3/1.0	1,024 (-11%)	17mo	$150,000	$146	60
226 N Dickson St	0.14mi	2/1.0 (-1)	996 (-14%)	16mo	$156,000	$157	50
201 S Dickson St	0.37mi	3/1.0	1,025 (-11%)	19mo	$79,000	$77	46
414 W 6th Ave	0.43mi	2/1.0 (-1)	1,026 (-11%)	20mo	$139,000	$135	38

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-32,051
• Equity at exit: $31,297

10-year hold

• IRR: -8.7%
• Equity multiple: 0.48×
• Total profit: $-30,507
• Equity at exit: $18,148

Cash invested: $58,772 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $60

Break-even live

Break-even rent $1,575

Max offer price $209,900

Occupancy floor 91%

Sensitivity live

Price	-10% $179	-5% $120	+0% $60	+5% $1	+10% $-59
Rent	-10% $-70	-5% $-5	+0% $60	+5% $126	+10% $191
Rate	-1.0pp $166	-0.5pp $114	base $60	+0.5pp $6	+1.0pp $-49

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 N Roberts St Raeford, NC	2.0	1.0	965	$1,475	$1.53	25d	1	0.22mi
110 E 7th Ave Raeford, NC	2.0	2.0	1064	$1,200	$1.13	15d	1	0.76mi
125 Burgess Ln Raeford, NC	3.0	2.5	1460	$1,600	$1.10	25d	1	0.96mi
122 Sherman Ct Unit 122 Raeford, NC	3.0	2.5	1400	$1,600	$1.14	25d	1	0.98mi
503 E 6th Ave Raeford, NC	2.0	1.0	744	$1,100	$1.48	25d	1	1.05mi

Listing history 11 events

1. 2026-06-18
   status $209,900 Pending 11 DOM
2. 2026-06-17
   days on market $209,900 Active 11 DOM
3. 2026-06-16
   days on market $209,900 Active 10 DOM
4. 2026-06-15
   days on market $209,900 Active 9 DOM
5. 2026-06-14
   days on market $209,900 Active 7 DOM
6. 2026-06-13
   days on market $209,900 Active 6 DOM
7. 2026-06-10
   days on market $209,900 Active 4 DOM
8. 2026-06-09
   days on market $209,900 Active 3 DOM
9. 2026-06-08
   days on market $209,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $209,900 Active 1 DOM

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$1,049/yr (+$87/mo · 156.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $19,815
• − Mortgage interest: −$11,758
• − Property taxes: −$672
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$6,106
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,429/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Raeford

• Score: 76/100
• State rank: #39
• US rank: #3562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raeford, NC
• County: Hoke County · 44,880 people
• City population: 44,880
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• Metro: Fayetteville, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $209,900 TMLS
• 2026-06-05 Listed $209,900 Hive MLS

Property tax history

+2.1%/yr

Latest (2025): $672 · +0.0% YoY. Source: county tax records.