134 E Circle Dr · Hamilton, NC 27840

$70,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 7 Days on market

Built 1978 0.65 ac lot Est $64k · 10% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +5.0/10.0
• ARV discount +3.1/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

* * INVESTOR SPECIAL * * Brick Ranch Home for Sale! Hamilton, NC 2 bed/1 bath 925 sq ft Large yard, .65 acres Could use some updates. Fresh paint, flooring, and new roof would do a lot. Has baseboard heat and window unit for A/C. Updated hot water heater, installed 2023. Shed in backyard. Message for price and more details! Would make a great family home or investment property for rental income! Conveniently near Roanoke River's public wildlife boat access/ramp, just a few blocks over. The Roanoke River is known for great fishing.

Key facts

• Large yard
• Shed in backyard
• 0.65 acre lot

Tags

• LARGE YARD
• UPDATED HOT WATER HEATER
• SHED IN BACKYARD
• PUBLIC WILDLIFE BOAT ACCESS

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Covered parking; Additional parking on concrete
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Shingle roof; Basement: unfinished crawl space; Built as a residential single-family home
• Exterior features: Covered front porch; Side porch; Covered patio/porch areas; Open, wooded lot; Shed(s) / storage; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Wall/window air conditioning
• Interior features: Eat-in kitchen; Shutters; Unfurnished; Accessible kitchen; Central living area
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $70k).

Location & tenants

• Location reads 57/100 on livability (#616 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Creek Middle (204 students, 98% FRL); South Creek High (math 9% / reading 22%, grade F, #510 of 535 statewide, top 95%, 236 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Martin County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $70,000

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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?
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: 1.27% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $63,825
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 E Circle Dr	0.00mi	2/1.0	925 (0%)	1mo	$60,000	$65	100
139 E Circle Dr	0.06mi	3/1.0 (+1)	1,000 (+8%)	11mo	$72,500	$73	70
135 E Circle Dr	0.03mi	3/1.0 (+1)	1,018 (+10%)	17mo	$70,000	$69	63
112 E Circle Dr	0.09mi	3/1.0 (+1)	1,008 (+9%)	19mo	$70,000	$69	60

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: 21.5%
• Equity multiple: 2.22×
• Total profit: $23,931
• Equity at exit: $31,475

10-year hold

• IRR: 22.5%
• Equity multiple: 4.24×
• Total profit: $63,480
• Equity at exit: $48,507

Cash invested: $19,600 (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 27840

• Active inventory: 4
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $243

Break-even live

Break-even rent $583

Max offer price $70,000

Occupancy floor 68%

Sensitivity live

Price	-10% $283	-5% $263	+0% $243	+5% $224	+10% $204
Rent	-10% $173	-5% $208	+0% $243	+5% $279	+10% $314
Rate	-1.0pp $279	-0.5pp $261	base $243	+0.5pp $225	+1.0pp $207

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $70,000 Active

ⓘ 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: $774 · $65/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,696
• − Mortgage interest: −$3,921
• − Property taxes: −$774
• − Insurance: −$350
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,036
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,464/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Hamilton

• Score: 57/100
• State rank: #616
• US rank: #22349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, NC
• Population (ZIP): 254

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 22% Pacific Islander 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-21 Listed $70,000 Hive MLS

Property tax history

+2.2%/yr

Latest (2025): $774 · +9.8% YoY. Source: county tax records.