202 N Jackson St · Raeford, NC 28376

$289,000

4 bd · 3.5 ba · 2,524 sqft · SingleFamily public records · 24 Days on market

Built 1950 Fair condition 0.25 ac lot Est $361k · 20% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This splendid remodel is sure to impress! Located near downtown Raeford on a corner lot and convenient to Fayetteville, Pinehurst, and Fort Bragg. All new roof, flooring, paint, fixtures, water heater, ductwork, vapor barrier, kitchen, bathrooms, and more! Show off your pretty kitchen with SS appliances, granite counters, mosaic tile backsplash, LVP flooring, and two colors of cabinets. 4 bedrooms with 3 1/2 baths. Includes a living room, formal dining room, family room, and mud/laundry room. Tons of SF for the price. A must see!

Key facts

• 2 primary bedrooms
• Established garden
• 2 living rooms

Tags

• 2 LIVING ROOMS
• 2 PRIMARY BEDROOMS
• CORNER LOT
• WALKING DISTANCE TO SHOPPING
• LARGE STORAGE SHED
• ESTABLISHED GARDEN

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water
• Home design: Single-family residential property; Corner lot, cleared and level; Paved road access; Subdivision: Raeford Downtown
• Construction: Aluminum, vinyl, and wood siding with frame construction; Home warranty included
• Exterior features: Playground; Storage; Front porch; Covered patio; Porch; Privacy fencing; Shed

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Range
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Ceiling fans; Granite counters; Soaking tub; Walk-in closets; Window coverings and blinds
• Laundry & utility: Washer hookup in unit; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $289k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $234k (18.9% below list).
• Recommended offer: $234k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Raeford — 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 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; 3 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).
• This rent runs 42% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 24 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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.
• Current owner paid $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,339 (18.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $360,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Traveller Way	0.46mi	4/2.5	2,565 (+2%)	7mo	$342,900	$134	66
116 Pungo Ln	0.50mi	4/2.5	2,574 (+2%)	11mo	$499,800	$194	60
611 Lewis St	0.64mi	4/3.0	2,497 (-1%)	12mo	$299,500	$120	56
233 Hartfield Ave	0.70mi	5/3.0 (+1)	2,511 (-0%)	9mo	$365,000	$145	52
195 Hartfield Ave	0.70mi	5/3.0 (+1)	2,511 (-0%)	12mo	$373,240	$149	50
235 Sacksonia St	0.70mi	4/3.0	2,344 (-7%)	11mo	$347,000	$148	44
290 Traveller (lot 5) Way	0.63mi	4/2.5	2,321 (-8%)	12mo	$329,950	$142	43
207 Hartfield Ave	0.70mi	4/2.5	2,340 (-7%)	12mo	$361,000	$154	41
215 W Prospect Ave	0.57mi	5/3.0 (+1)	2,901 (+15%)	6mo	$415,000	$143	36
232 Hartfield Ave	0.70mi	4/2.5	2,824 (+12%)	11mo	$379,460	$134	34
184 Hartfield Ave	0.70mi	4/2.5	2,824 (+12%)	11mo	$372,000	$132	34
219 Hartfield Ave	0.70mi	4/2.5	2,824 (+12%)	12mo	$382,000	$135	34

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-43,482
• Equity at exit: $43,091

10-year hold

• IRR: -8.4%
• Equity multiple: 0.50×
• Total profit: $-40,735
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $94

Break-even live

Break-even rent $2,225

Max offer price $289,000

Occupancy floor 91%

Sensitivity live

Price	-10% $257	-5% $176	+0% $94	+5% $12	+10% $-70
Rent	-10% $-91	-5% $1	+0% $94	+5% $186	+10% $279
Rate	-1.0pp $239	-0.5pp $167	base $94	+0.5pp $19	+1.0pp $-57

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Main St Raeford, NC	4.0	2.5	1913	$2,200	$1.15	25d	1	0.30mi
198 Peeler Raeford, NC	4.0	2.5	1886	$2,150	$1.14	25d	1	0.30mi
409 Fulton St Raeford, NC	4.0	2.5	2701	$2,450	$0.91	25d	1	0.62mi

Listing history 30 events

1. 2026-06-21
   days on market $289,000 Active 24 DOM
2. 2026-06-18
   days on market $289,000 Active 21 DOM
3. 2026-06-17
   days on market $289,000 Active 20 DOM
4. 2026-06-16
   days on market $289,000 Active 19 DOM
5. 2026-06-15
   days on market $289,000 Active 18 DOM
6. 2026-06-14
   days on market $289,000 Active 16 DOM
7. 2026-06-13
   days on market $289,000 Active 15 DOM
8. 2026-06-10
   days on market $289,000 Active 13 DOM
9. 2026-06-09
   days on market $289,000 Active 12 DOM
10. 2026-06-08
    days on market $289,000 Active 11 DOM
11. 2026-06-07
    pricedays on market $289,000 Active 10 DOM
12. 2026-06-05
    days on market $294,999 Active 7 DOM
13. 2026-06-03
    days on market $294,999 Active 6 DOM
14. 2026-06-02
    days on market $294,999 Active 5 DOM
15. 2026-06-01
    days on market $294,999 Active 4 DOM
16. 2026-05-31
    days on market $294,999 Active 3 DOM
17. 2026-05-30
    days on market $294,999 Active 2 DOM
18. 2026-05-28
    listed $294,999 Active
19. 2024-08-05
    status Active
20. 2024-07-21
    status Pending
21. 2024-07-09
    historical $1,875
22. 2024-07-08
    listed $1,875
23. 2024-07-06
    listed $285,000 Active
24. 2023-03-16
    soldstatus $249,900 Closed 535-char remark

    Show marketing remark (535 chars)

    This splendid remodel is sure to impress! Located near downtown Raeford on a corner lot and convenient to Fayetteville, Pinehurst, and Fort Bragg. All new roof, flooring, paint, fixtures, water heater, ductwork, vapor barrier, kitchen, bathrooms, and more! Show off your pretty kitchen with SS appliances, granite counters, mosaic tile backsplash, LVP flooring, and two colors of cabinets. 4 bedrooms with 3 1/2 baths. Includes a living room, formal dining room, family room, and mud/laundry room. Tons of SF for the price. A must see!

25. 2023-02-17
    status Pending 535-char remark

    Show marketing remark (535 chars)

    This splendid remodel is sure to impress! Located near downtown Raeford on a corner lot and convenient to Fayetteville, Pinehurst, and Fort Bragg. All new roof, flooring, paint, fixtures, water heater, ductwork, vapor barrier, kitchen, bathrooms, and more! Show off your pretty kitchen with SS appliances, granite counters, mosaic tile backsplash, LVP flooring, and two colors of cabinets. 4 bedrooms with 3 1/2 baths. Includes a living room, formal dining room, family room, and mud/laundry room. Tons of SF for the price. A must see!

26. 2023-01-12
    price $249,900 535-char remark

    Show marketing remark (535 chars)

    This splendid remodel is sure to impress! Located near downtown Raeford on a corner lot and convenient to Fayetteville, Pinehurst, and Fort Bragg. All new roof, flooring, paint, fixtures, water heater, ductwork, vapor barrier, kitchen, bathrooms, and more! Show off your pretty kitchen with SS appliances, granite counters, mosaic tile backsplash, LVP flooring, and two colors of cabinets. 4 bedrooms with 3 1/2 baths. Includes a living room, formal dining room, family room, and mud/laundry room. Tons of SF for the price. A must see!

27. 2022-10-17
    price $254,900
28. 2022-09-08
    listed $254,900 Active 535-char remark

    Show marketing remark (535 chars)

    This splendid remodel is sure to impress! Located near downtown Raeford on a corner lot and convenient to Fayetteville, Pinehurst, and Fort Bragg. All new roof, flooring, paint, fixtures, water heater, ductwork, vapor barrier, kitchen, bathrooms, and more! Show off your pretty kitchen with SS appliances, granite counters, mosaic tile backsplash, LVP flooring, and two colors of cabinets. 4 bedrooms with 3 1/2 baths. Includes a living room, formal dining room, family room, and mud/laundry room. Tons of SF for the price. A must see!

29. 2022-04-27
    soldstatus $100,275
30. 2021-07-06
    listed $115,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$913/yr (+$76/mo · 62.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $28,121
• − Mortgage interest: −$16,188
• − Property taxes: −$1,457
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$8,407
• Taxable loss: −$3,877
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $2,057/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Painting and updating the kitchen and bathrooms would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Exterior siding — Weathered appearance suggests need for repainting or replacement
• Minor Kitchen cabinets — Dated appearance suggests a fresh coat of paint or minor updates
• Minor Bathroom fixtures — Some fixtures may need updating for a more modern look

Value-add opportunities

• Resale Painting exterior siding and interior walls — Fresh paint can significantly improve curb appeal and home value
• Rental Updating kitchen cabinets and bathroom fixtures — Modern updates can attract renters and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests need for repainting or replacement	Moderate	$3,000–15,000
Kitchen cabinets · Dated appearance suggests a fresh coat of paint or minor updates	Minor	$500–3,000
Bathroom fixtures · Some fixtures may need updating for a more modern look	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Painting exterior siding and interior walls — Fresh paint can significantly improve curb appeal and home value ↑
• Rental Updating kitchen cabinets and bathroom fixtures — Modern updates can attract renters and increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+156.5% since first listed

13 events — show timeline

• 2026-05-28 Listed $294,999 LPRMLS
• 2024-08-05 Relisted — LPRMLS
• 2024-07-21 Pending — LPRMLS
• 2024-07-09 Rental Removed $1,875 TMLS
• 2024-07-08 Listed for Rent $1,875 TMLS
• 2024-07-06 Listed $285,000 LPRMLS
• 2023-03-16 Sold (MLS) $249,900 LPRMLS
• 2023-02-17 Pending — LPRMLS
• 2023-01-12 Price Changed $249,900 LPRMLS
• 2022-10-17 Price Changed $254,900 TMLS
• 2022-09-08 Listed $254,900 LPRMLS
• 2022-04-27 Sold (MLS) $100,275 LPRMLS
• 2021-07-06 Listed $115,000 LPRMLS