7261 Clara St · Wade, NC 28395

$196,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 20 Days on market

Built 2019 10,454 sqft lot ↓ 16% since listing

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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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Comfort and Convenience all rolled up into one. Adorable Stylish ranch style home that features Rocking Chair Front porch that offers peaceful and enjoyable time outside in nature. Home welcomes you in with the Openness of High Vaulted Ceiling in living room. Adorable eat in kitchen and cozy dining area. Stainless Steel Refrigerator, Luxury vinyl flooring in kitchen, French Doors, Split Floor Plan, Primary Suite on the right side of the Home that offers privacy and comfort. Desirable Corner lot and 2 car concrete parking pad. Conveniently located just Minutes from Hwy 95 to Fort Bragg or Raleigh.

Key facts

• Open living room
• Front porch
• Vaulted ceilings

Tags

• EASY ACCESS TO HWY 95
• FRONT PORCH
• OUTDOOR LIVING
• OPEN LIVING ROOM
• VAULTED CEILINGS
• MODERN EAT-IN KITCHEN

Property features AI

Finance

• Other: Zoned: Residential Single Family with Mobile; Lot approximately 0.24 acres; Road frontage on a city street (publicly maintained, asphalt)
• HOA & community: No association

Exterior

• Parking: Parking pad with space for 2 vehicles; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Faces southwest; Entry level: one
• Construction: Vinyl siding; Composition roof; Brick/mortar foundation; Built as a house
• Exterior features: Covered front porch; Cleared lot; No fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Bathtub/shower combination; Ceiling fan(s); Laminate counters; Double-pane windows
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $187k (4.6% below list).
• Recommended offer: $187k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.8% in Wade — 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 55/100 on livability (#650 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 47 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (9.9% local appreciation)).
• At projected returns (9.9% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $186,990 (4.6% 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 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?
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: 0.95% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.18×
• Total profit: $119,721
• Equity at exit: $175,273

10-year hold

• IRR: 24.1%
• Equity multiple: 7.21×
• Total profit: $340,973
• Equity at exit: $376,609

Cash invested: $54,880 (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 28395

• Home prices YoY: 3.0%
• Active inventory: 47
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $223

Break-even live

Break-even rent $1,587

Max offer price $196,000

Occupancy floor 83%

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   price $196,000 Active 20 DOM
2. 2026-06-18
   days on market $210,000 Active 20 DOM
3. 2026-06-17
   days on market $210,000 Active 19 DOM
4. 2026-06-16
   days on market $210,000 Active 18 DOM
5. 2026-06-15
   days on market $210,000 Active 17 DOM
6. 2026-06-14
   days on market $210,000 Active 15 DOM
7. 2026-06-13
   days on market $210,000 Active 14 DOM
8. 2026-06-10
   days on market $210,000 Active 12 DOM
9. 2026-06-09
   days on market $210,000 Active 11 DOM
10. 2026-06-08
    days on market $210,000 Active 10 DOM
11. 2026-06-07
    days on market $210,000 Active 9 DOM
12. 2026-06-03
    days on market $210,000 Active 5 DOM
13. 2026-06-02
    days on market $210,000 Active 4 DOM
14. 2026-06-01
    days on market $210,000 Active 3 DOM
15. 2026-05-31
    days on market $210,000 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $210,000 Active 1 DOM

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 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: $22,439
• − Mortgage interest: −$10,979
• − Property taxes: −$1,732
• − Insurance: −$980
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,702
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,811/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Wade

• Score: 55/100
• State rank: #650
• US rank: #23543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade, NC
• Population (ZIP): 2,524

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 9% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.91%
• Current HPI: 336.2104
• 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

-16.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $210,000 TMLS
• 2026-05-07 Sold (Public Records) $190,500 Public Records
• 2026-05-07 Sold (MLS) $190,196 TMLS
• 2026-04-20 Pending — TMLS
• 2026-03-20 Price Changed $229,000 TMLS
• 2026-03-09 Price Changed $240,000 TMLS
• 2026-02-20 Listed $250,000 TMLS

Property tax history

+70.6%/yr

Latest (2025): $1,732 · +127.8% YoY. Source: county tax records.