140 1st St · Haw River, NC 27258

$147,500

3 bd · 2.0 ba · 1,215 sqft · Other public records · 19 Days on market

Built 1985 0.41 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for everyday living and entertaining. Recent updates include new flooring, fresh paint, and stylish new fixtures throughout. Relax on the large covered front porch or unwind on the rear deck overlooking the backyard. This move-in ready home offers comfort, charm, and modern updates all in one!

Key facts

• Open floor plan
• Backyard
• Rear deck

Tags

• OPEN FLOOR PLAN
• LARGE COVERED FRONT PORCH
• REAR DECK
• BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.41 acres (dimensions: 141 x 146 x 143 x 108)
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured double-wide home; One level
• Construction: Aluminum siding; Shingle roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air cooling
• Interior features: Dishwasher; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $148k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#304 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Alamance High (math 61% / reading 61%, grade C+, #202 of 535 statewide, top 39%, 1,256 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 61% at this address vs 35% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Alamance-Burlington Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,466 units permitted in Alamance County in 2024 (403 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 $4k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: moderate wind risk, 22% 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 $145,287 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $19,364
• Equity at exit: $21,993

10-year hold

• IRR: 20.8%
• Equity multiple: 2.75×
• Total profit: $72,417
• Equity at exit: $12,753

Cash invested: $41,300 (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 27258

• Home prices YoY: -25.6%
• Active inventory: 68
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $680

Break-even live

Break-even rent $1,114

Max offer price $147,500

Occupancy floor 61%

Sensitivity live

Price	-10% $764	-5% $722	+0% $680	+5% $638	+10% $597
Rent	-10% $524	-5% $602	+0% $680	+5% $758	+10% $836
Rate	-1.0pp $754	-0.5pp $718	base $680	+0.5pp $642	+1.0pp $603

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E Main St Haw River, NC	1.0–2.0	1.0–2.0	1015	$1,975	$1.94	14d	22	0.80mi

Listing history 2 events

1. 2026-05-08
   listed $147,500 Active 408-char remark

   Show marketing remark (408 chars)

   Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for everyday living and entertaining. Recent updates include new flooring, fresh paint, and stylish new fixtures throughout. Relax on the large covered front porch or unwind on the rear deck overlooking the backyard. This move-in ready home offers comfort, charm, and modern updates all in one!

2. 2026-05-08
   listed $147,500 Active

   Show marketing remark (408 chars)

   Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home featuring a spacious open floor plan perfect for everyday living and entertaining. Recent updates include new flooring, fresh paint, and stylish new fixtures throughout. Relax on the large covered front porch or unwind on the rear deck overlooking the backyard. This move-in ready home offers comfort, charm, and modern updates all in one!

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$668/yr (+$56/mo · 123.4%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $23,700
• − Mortgage interest: −$8,262
• − Property taxes: −$541
• − Insurance: −$738
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,291
• Taxable income: $6,076
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,704/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Haw River

• Score: 65/100
• State rank: #304
• US rank: #12581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haw River, NC
• Population (ZIP): 7,162

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 17% Hispanic / Latino 14% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 10% Dominican 1%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.97%
• Current HPI: 188.8786
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $147,500 TMLS
• 2026-05-08 Listed $147,500 Triad MLS

Property tax history

+12.2%/yr

Latest (2025): $541 · +2.8% YoY. Source: county tax records.