7812 Hwy 125 · Halifax, NC 27839

$92,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 43 Days on market

Built 1969 0.37 ac lot

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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 +19.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

Key facts

• Storage shed
• New trex decking
• Eat-in kitchen

Tags

• OPEN CONCEPT LIVING ROOM
• EAT-IN KITCHEN
• NEW TREX DECKING
• BACK DECK
• STORAGE SHED
• NICE SIZE BACK YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property (Residential/Vacation subtype); One level
• Construction: Vinyl siding; Built with typical foundation (details not provided)
• Exterior features: Front porch; Rear porch; Gravel road access; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Electric oven and electric range; Refrigerator; Microwave; No fireplace; Total of 5 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $85k (7.8% below list).
• Recommended offer: $85k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#496 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety A; Watch: schools F, amenities F, commute F.
• Weldon City Schools (town): math 10% / reading 17% proficiency, ranked #178 of 178 in NC (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($636 loan paydown + $8k appreciation (8.4% local appreciation)).
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $50k; list at $92k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $84,801 (7.8% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $17,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8015 Nc Highway 125	0.20mi	2/1.0	736 (-2%)	10mo	$16,850	$23	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.81×
• Total profit: $46,603
• Equity at exit: $72,699

10-year hold

• IRR: 21.9%
• Equity multiple: 6.08×
• Total profit: $130,812
• Equity at exit: $147,068

Cash invested: $25,760 (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 27839

• Home prices YoY: 6.0%
• Active inventory: 8
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $96

Break-even live

Break-even rent $727

Max offer price $92,000

Occupancy floor 84%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $92,000 Active 43 DOM
2. 2026-06-18
   days on market $92,000 Active 42 DOM
3. 2026-06-17
   days on market $92,000 Active 41 DOM
4. 2026-06-16
   days on market $92,000 Active 40 DOM
5. 2026-06-15
   days on market $92,000 Active 39 DOM
6. 2026-06-14
   days on market $92,000 Active 37 DOM
7. 2026-06-12
   days on market $92,000 Active 36 DOM
8. 2026-06-09
   days on market $92,000 Active 33 DOM
9. 2026-06-08
   days on market $92,000 Active 32 DOM
10. 2026-06-07
    days on market $92,000 Active 31 DOM
11. 2026-06-05
    days on market $92,000 Active 29 DOM
12. 2026-06-02
    days on market $92,000 Active 26 DOM
13. 2026-06-01
    days on market $92,000 Active 25 DOM
14. 2026-05-31
    days on market $92,000 Active 24 DOM
15. 2026-05-30
    days on market $92,000 Active 23 DOM
16. 2026-05-07
    listed $92,000 Active
17. 2022-11-18
    soldstatus $50,000 Closed 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

18. 2022-11-18
    soldstatus $50,000 Closed 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

19. 2022-11-18
    soldstatus $50,000 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

20. 2022-10-29
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

21. 2022-10-29
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

22. 2022-10-07
    price $64,800 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

23. 2022-10-07
    price $64,800 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

24. 2022-09-16
    listed $68,800 Active 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

25. 2022-09-16
    listed $64,800 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

26. 2022-09-15
    listed $68,800 Active 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bathroom home. Updated carpet & flooring throughout. Enjoy some time outside on the front porch or back deck. Storage building is a nice plus! Schedule your private showing today!

27. 2014-04-02
    soldstatus $26,650
28. 2014-04-02
    soldstatus $27,100
29. 2014-01-20
    listed $27,500

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$113/yr (+$9/mo · 17.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $10,176
• − Mortgage interest: −$5,153
• − Property taxes: −$642
• − Insurance: −$460
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,676
• Taxable loss: −$384
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,240/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: Weldon City Schools
• NCES district ID: 3704890
• Math proficiency: 10% ▼ -4.00%
• Reading proficiency: 17% ▼ -7.00%
• Median HH income: $29,708
• Composite: 10.56/100
• National rank: #9779
• State rank: #178 of 178 in NC

Livability — Halifax

• Score: 61/100
• State rank: #496
• US rank: #18140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,595

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.44%
• Current HPI: 148.57
• 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

+234.5% since first listed

14 events — show timeline

• 2026-05-07 Listed $92,000 RVLG
• 2022-11-18 Sold (MLS) $50,000 AMLSNC
• 2022-11-18 Sold (MLS) $50,000 TMLS
• 2022-11-18 Sold (MLS) $50,000 Hive MLS
• 2022-10-29 Pending — TMLS
• 2022-10-29 Pending — Hive MLS
• 2022-10-07 Price Changed $64,800 TMLS
• 2022-10-07 Price Changed $64,800 Hive MLS
• 2022-09-16 Listed $64,800 AMLSNC
• 2022-09-16 Listed $68,800 TMLS
• 2022-09-15 Listed $68,800 Hive MLS
• 2014-04-02 Sold (Public Records) $27,100 Public Records
• 2014-04-02 Sold (MLS) $26,650 RVLG
• 2014-01-20 Listed $27,500 RVLG

Property tax history

+5.4%/yr

Latest (2025): $642 · +1.7% YoY. Source: county tax records.