1006 James St · Elizabethtown, NC 28337

$55,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 33 Days on market

Built 1956 0.44 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with tons of upside potential in a growing area of Elizabethtown. Located at 1006 James Street, this property is for buyers looking to add value and create long-term equity. With solid bones and endless possibilities, this home offers an opportunity to renovate and customize to your vision. The area continues to see positive growth and community improvements, with convenient access to downtown Elizabethtown, local restaurants, shopping, schools, and nearby attractions like the Cape Fear River and Browns Creek Nature Trail. Continued investment in the surrounding community and the small-town charm of Bladen County make this a promising opportunity for those looking to capita

Key facts

• 0.44 acre lot
• Built 1956
• Listed 33 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Built with other construction materials
• Exterior features: Lot approximately 0.44 acres

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Ceiling fans; Has heating
• Interior features: Ceiling fans
• Laundry & utility: In-unit laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#95 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: amenities D, commute F, employment F.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Elizabethtown Middle (math 7% / reading 20%, grade F, #466 of 475 statewide, top 98%, 320 students, 99% FRL); East Bladen High (math 47% / reading 37%, grade F, #374 of 535 statewide, top 71%, 545 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bladen County population projected at -28% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1956 — 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 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?
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: 1.77% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.27%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $131,936
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Fox St	0.17mi	3/1.0 (+1)	1,043 (-2%)	23mo	$183,000	$175	60
1205 Daisy St	0.22mi	3/1.0 (+1)	1,100 (+3%)	19mo	$100,000	$91	59
1001 Able St	0.28mi	3/2.0 (+1)	1,212 (+14%)	5mo	$149,900	$124	54

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $18,271
• Equity at exit: $8,201

10-year hold

• IRR: 35.9%
• Equity multiple: 4.30×
• Total profit: $50,890
• Equity at exit: $4,755

Cash invested: $15,400 (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 28337

• Home prices YoY: -34.3%
• Active inventory: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $427

Break-even live

Break-even rent $433

Max offer price $55,000

Occupancy floor 51%

Sensitivity live

Price	-10% $458	-5% $443	+0% $427	+5% $411	+10% $396
Rent	-10% $350	-5% $388	+0% $427	+5% $465	+10% $504
Rate	-1.0pp $455	-0.5pp $441	base $427	+0.5pp $413	+1.0pp $398

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   status $55,000 Pending 33 DOM
2. 2026-06-15
   days on market $55,000 Active 33 DOM
3. 2026-06-14
   days on market $55,000 Active 31 DOM
4. 2026-06-10
   days on market $55,000 Active 28 DOM
5. 2026-06-09
   days on market $55,000 Active 27 DOM
6. 2026-06-08
   days on market $55,000 Active 26 DOM
7. 2026-06-07
   days on market $55,000 Active 25 DOM
8. 2026-06-03
   days on market $55,000 Active 21 DOM
9. 2026-06-02
   days on market $55,000 Active 20 DOM
10. 2026-06-01
    days on market $55,000 Active 19 DOM
11. 2026-05-31
    days on market $55,000 Active 18 DOM
12. 2026-05-30
    days on market $55,000 Active 17 DOM
13. 2026-05-13
    listed $55,000 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: $372 · $31/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$79/yr (+$7/mo · 21.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 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: $11,685
• − Mortgage interest: −$3,081
• − Property taxes: −$372
• − Insurance: −$275
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$1,600
• Taxable income: $4,488
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,046/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — Elizabethtown

• Score: 72/100
• State rank: #95
• US rank: #6292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethtown, NC
• Population (ZIP): 8,747

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 52% Black 36% Hispanic / Latino 9% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.24%
• Current HPI: 142.0668
• 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

• 2026-05-13 Listed $55,000 LPRMLS

Property tax history

+5.7%/yr

Latest (2025): $372 · +0.0% YoY. Source: county tax records.