739 Vale St · Shelby, NC 28150

$175,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 226 Days on market

Built 1959 0.34 ac lot Est $200k · 13% under ↓ 5% since listing

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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).

• Cash flow +13.6/30.0
• ARV discount +13.2/15.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

This price-improved home offers an unbeatable combination of location, updates, and opportunity—just minutes from downtown Shelby, local shops, and with easy access to Gastonia and Kings Mountain. The big-ticket items are already done for you: new roof and windows (2021) and a new water heater (2024)—giving you a strong, worry-free starting point and the freedom to focus on cosmetic upgrades that fit your personal style. Whether you’re a first-time buyer looking for an affordable entry point or a buyer who wants to add value over time, this home is a smart choice for building equity in a convenient, growing area. Updated where it counts, priced to customize—don&rsquo

Key facts

• 0.34 acre lot
• Built 1959
• Listed 225 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Cable available; Electricity connected
• Home design: Single-family residence (residential); Site-built construction; One story; Crawl space foundation
• Construction: Brick exterior (brick full)
• Exterior features: Corner lot; Concrete and paved roads; Publicly maintained road

Interior

• Kitchen: No appliances specified
• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 7 total rooms; Wood flooring; No built-in appliances listed
• Laundry & utility: Laundry located inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $10 ($125/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 $135k (22.8% below list).
• Recommended offer: $135k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in Shelby — 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 75/100 on livability (#52 in NC, #4,349 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 429 students, 98% FRL); Shelby Middle (math 25% / reading 42%, grade F, #299 of 475 statewide, top 64%, 630 students, 81% FRL); Shelby High (math 17% / reading 52%, grade F, #427 of 535 statewide, top 81%, 825 students, 65% FRL) — zoned schools average 82% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.7%/yr); 247 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 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 $5k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,064 (22.8% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $200,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Frederick St	0.10mi	3/1.0	1,022 (-8%)	2mo	$30,000	$29	81
953 Hardin Dr	0.28mi	3/2.0	1,082 (-2%)	2mo	$239,900	$222	77
1314 Frederick St	0.23mi	3/1.0	1,032 (-7%)	9mo	$189,900	$184	70
1010 Fallston Rd	0.24mi	3/1.5	1,020 (-8%)	7mo	$185,000	$181	68
901 Wyke Rd	0.26mi	3/1.0	1,016 (-8%)	12mo	$207,594	$204	64
1146 Buffalo St	0.27mi	2/1.0 (-1)	1,008 (-9%)	8mo	$80,000	$79	61
823 Frederick St	0.41mi	3/2.0	1,203 (+9%)	2mo	$220,000	$183	60
951 Hardin Dr	0.28mi	3/2.0	1,225 (+11%)	8mo	$265,000	$216	58
338 Hudson St	0.68mi	3/2.0	1,110 (+0%)	12mo	$185,000	$167	54
10 Bolt Dr	0.30mi	2/1.0 (-1)	975 (-12%)	12mo	$137,500	$141	51
1207 Northgate Dr Unit D	0.69mi	2/2.0 (-1)	1,192 (+8%)	5mo	$177,000	$148	42
1116 N Lafayette St	0.67mi	3/1.0	966 (-13%)	14mo	$173,900	$180	36

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 · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-22,612
• Equity at exit: $26,093

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $3,681
• Equity at exit: $15,131

Cash invested: $49,000 (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 28150

• Home prices YoY: -2.0%
• Rents YoY: 6.7%
• Active inventory: 247
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $10

Break-even live

Break-even rent $1,337

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $60	+0% $10	+5% $-39	+10% $-89
Rent	-10% $-96	-5% $-43	+0% $10	+5% $64	+10% $117
Rate	-1.0pp $99	-0.5pp $55	base $10	+0.5pp $-35	+1.0pp $-81

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $175,000 Active 226 DOM
2. 2026-06-19
   days on market $175,000 Active 224 DOM
3. 2026-06-18
   days on market $175,000 Active 223 DOM
4. 2026-06-17
   days on market $175,000 Active 222 DOM
5. 2026-06-16
   days on market $175,000 Active 221 DOM
6. 2026-06-15
   days on market $175,000 Active 220 DOM
7. 2026-06-14
   days on market $175,000 Active 218 DOM
8. 2026-06-13
   days on market $175,000 Active 217 DOM
9. 2026-06-10
   days on market $175,000 Active 215 DOM
10. 2026-06-09
    days on market $175,000 Active 214 DOM
11. 2026-06-08
    days on market $175,000 Active 213 DOM
12. 2026-06-07
    days on market $175,000 Active 212 DOM
13. 2026-06-05
    days on market $175,000 Active 209 DOM
14. 2026-06-03
    days on market $175,000 Active 208 DOM
15. 2026-06-02
    days on market $175,000 Active 207 DOM
16. 2026-06-01
    days on market $175,000 Active 206 DOM
17. 2026-05-31
    days on market $175,000 Active 205 DOM
18. 2026-05-30
    days on market $175,000 Active 204 DOM
19. 2026-01-06
    price $175,000
20. 2025-11-08
    listed $185,000 Active
21. 2025-11-03
    historical $185,000

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$643/yr (+$54/mo · 81.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,208
• − Mortgage interest: −$9,803
• − Property taxes: −$792
• − Insurance: −$875
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$5,091
• Taxable loss: −$2,946
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $832/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Shelby

• Score: 75/100
• State rank: #52
• US rank: #4349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, NC
• County: Cleveland County · 83,736 people
• City population: 26,134
• Metro: Shelby, NC
• Population (ZIP): 28,142
• Household income: $55,832
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 790.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.92%
• Current HPI: 447.16
• Rent YoY: ▲ 6.66%
• Metro: Shelby, 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

-5.4% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-08 Listed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Coming Soon $185,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $792 · -13.4% YoY. Source: county tax records.