346 Oak Tree St · Yanceyville, NC 27379

$79,000

4 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 8 Days on market

Built 1945 0.25 ac lot Est $79k · at est. ↓ 12% since listing

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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
• Appreciation +7.9/10.0
• ARV discount +7.3/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4-bedroom, 2-bath fixer-upper is packed full of potential and ready for your vision! Being sold as-is, where-is, this solid home offers primary living on the main level and presents a great opportunity for investors or buyers looking to add their personal touch. Situated on a level yard and conveniently located just 5 minutes from local shopping, this property combines location and opportunity. With the right updates, this home could truly shine. Buyer must sign a Hold Harmless Agreement before entering the property. Don't miss your chance to unlock the possibilities this property has to offer!

Key facts

• Level yard
• Conveniently located
• 0.25 acre lot

Tags

• LEVEL YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One-and-one-half story; Built in 1945; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Cleared, level lot; No fencing; No pool

Interior

• Kitchen: Range
• Bedrooms: Bedrooms located on main and second levels
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom located on the main level; Attic access only
• Laundry & utility: Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 14.6% vs local median 3.6% in Yanceyville — 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 68/100 on livability (#179 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: amenities F, commute F, employment F.
• Caswell County Schools (rural): math 24% / reading 37% proficiency, ranked #146 of 178 in NC (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oakwood Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 333 students, 99% FRL); N L Dillard Middle (math 21% / reading 35%, grade F, #360 of 475 statewide, top 77%, 500 students, 71% FRL); Bartlett Yancey High (math 32% / reading 47%, grade F, #393 of 535 statewide, top 75%, 679 students, 64% FRL) — zoned schools average 78% FRL vs 61% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 54 units permitted in Caswell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $5k appreciation (5.7% local appreciation)).
• Caswell County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $79,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.74% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $78,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Parkway Dr	0.42mi	3/1.0 (-1)	1,000 (-6%)	22mo	$74,000	$74	47

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

Projected returns pro-forma

5.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.55×
• Total profit: $56,457
• Equity at exit: $48,369

10-year hold

• IRR: 37.6%
• Equity multiple: 7.29×
• Total profit: $139,151
• Equity at exit: $86,620

Cash invested: $22,120 (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 27379

• Home prices YoY: 2.8%
• Active inventory: 24
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $547

Break-even live

Break-even rent $681

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $592	-5% $570	+0% $547	+5% $525	+10% $502
Rent	-10% $439	-5% $493	+0% $547	+5% $601	+10% $656
Rate	-1.0pp $587	-0.5pp $567	base $547	+0.5pp $527	+1.0pp $506

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-30
   status $79,000 Pending 8 DOM
2. 2026-05-21
   listed $79,000 Active

   Show marketing remark (606 chars)

   This 4-bedroom, 2-bath fixer-upper is packed full of potential and ready for your vision! Being sold as-is, where-is, this solid home offers primary living on the main level and presents a great opportunity for investors or buyers looking to add their personal touch. Situated on a level yard and conveniently located just 5 minutes from local shopping, this property combines location and opportunity. With the right updates, this home could truly shine. Buyer must sign a Hold Harmless Agreement before entering the property. Don't miss your chance to unlock the possibilities this property has to offer!

3. 2026-05-21
   listed $79,000 Active 606-char remark

   Show marketing remark (606 chars)

   This 4-bedroom, 2-bath fixer-upper is packed full of potential and ready for your vision! Being sold as-is, where-is, this solid home offers primary living on the main level and presents a great opportunity for investors or buyers looking to add their personal touch. Situated on a level yard and conveniently located just 5 minutes from local shopping, this property combines location and opportunity. With the right updates, this home could truly shine. Buyer must sign a Hold Harmless Agreement before entering the property. Don't miss your chance to unlock the possibilities this property has to offer!

4. 2015-03-26
   historical
5. 2014-04-12
   listed $90,000

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,481
• − Mortgage interest: −$4,425
• − Property taxes: −$1,088
• − Insurance: −$395
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$2,298
• Taxable income: $5,638
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $5,213/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: Caswell County Schools
• NCES district ID: 3700660
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $38,172
• Composite: 25.44/100
• National rank: #7452
• State rank: #146 of 178 in NC

Livability — Yanceyville

• Score: 68/100
• State rank: #179
• US rank: #9189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yanceyville, NC
• Population (ZIP): 4,143

Population outlook (Caswell County) Hauer SSP2

• Today (2025): 21,389 people
• By 2030: 20,297 · -5.1%
• By 2040: 17,848 · -16.6%
• By 2050: 15,578 · -27.2%
• By 2075: 11,939 · -44.2%
• By 2100: 8,930 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 41% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 2%

Political lean MEDSL · Caswell

• 2024 margin: Strong R (+24.6) · D 37.4% · R 61.9%
• 2008→2024 swing: -27.7pp toward R · 2008: 3.1pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+18.5 2016: R+11.5 2012: R+2.7 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.74%
• Current HPI: 210.5496
• 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

-12.2% since first listed

4 events — show timeline

• 2026-05-21 Listed $79,000 DRRAR
• 2026-05-21 Listed $79,000 Triad MLS
• 2015-03-26 Listing Removed — TMLS
• 2014-04-12 Listed $90,000 TMLS

Property tax history

+1.7%/yr

Latest (2025): $1,088 · +10.1% YoY. Source: county tax records.