400 North Church St · Jackson, NC 27845

$139,000

3 bd · 2.0 ba · 930 sqft · SingleFamily public records · 58 Days on market

Built 1908 0.46 ac lot ↓ 35% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0
• Schools +1.3/10.0

Listing remarks

Welcome to Jackson, NC. Looking to slow down and enjoy all the history of North Carolina. Do you love to fishing, hunting, walking along the Canal Trails or touring many of our local shops, and Historic locations then this home might be the perfect place for you to call home. Come see what this rare find offers. .. Close to I-95, less than 20 miles. 100 miles to the Mountains of VA, Coast of NC and three major Airports. Easy to travel on vacation or back in time in Jackson NC. Beautiful architectural details from the inside out. Two levels of southern charm. This home fits nice on this well established yard. Fig tree in back with views of the Jackson Baptist Church just south and green gras

Key facts

• Hardwood flooring
• Formal dining space
• Large living space

Tags

• WELL ESTABLISHED YARD
• HARDWOOD FLOORING
• LARGE LIVING SPACE
• COVERED SIDE PORCH
• FORMAL DINING SPACE
• ROOT STORM CELLAR

Property features AI

Finance

• Other: Lot approximately 0.46 acres; Road surface type: Other; Zoning: Residential
• Financial info: No financial details provided
• HOA & community: No HOA information listed

Exterior

• Parking: Has carport; Detached carport; Concrete parking; Garage door opener
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Residential/Vacation subtype; Two levels
• Construction: Brick and wood siding construction; Tile roof; Built with a foundation and includes a basement
• Exterior features: Front porch; Side porch; Patio; Other outdoor features; Storage structure on property; View of Roanoke River

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms information not specified
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Fireplace heating; Central air conditioning
• Interior features: Walk-in closets; Other interior features; Basement with exterior entry, sump pump, unfinished space, and other features; Living room fireplace
• Laundry & utility: Washer/dryer or laundry location not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (35.9% below list).
• Recommended offer: $89k (35.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#474 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary (math 32% / reading 17%, grade F, #1,112 of 1,410 statewide, top 82%, 275 students, 99% FRL); Conway Middle (math 12% / reading 22%, grade F, #447 of 475 statewide, top 94%, 283 students, 99% FRL); Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.0% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($135k) 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

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $89,052 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 13.0

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: 3.1%
• Equity multiple: 1.18×
• Total profit: $6,922
• Equity at exit: $62,500

10-year hold

• IRR: 6.5%
• Equity multiple: 1.98×
• Total profit: $38,290
• Equity at exit: $96,321

Cash invested: $38,920 (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 27845

• Active inventory: 6
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-153

Break-even live

Break-even rent $1,085

Max offer price $111,895

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-114	+0% $-153	+5% $-193	+10% $-232
Rent	-10% $-224	-5% $-189	+0% $-153	+5% $-118	+10% $-83
Rate	-1.0pp $-83	-0.5pp $-118	base $-153	+0.5pp $-189	+1.0pp $-226

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $139,000 Active 58 DOM
2. 2026-06-19
   days on market $139,000 Active 55 DOM
3. 2026-06-18
   days on market $139,000 Active 54 DOM
4. 2026-06-17
   days on market $139,000 Active 53 DOM
5. 2026-06-16
   days on market $139,000 Active 52 DOM
6. 2026-06-15
   days on market $139,000 Active 51 DOM
7. 2026-06-14
   days on market $139,000 Active 49 DOM
8. 2026-06-12
   days on market $139,000 Active 48 DOM
9. 2026-06-09
   days on market $139,000 Active 45 DOM
10. 2026-06-08
    days on market $139,000 Active 44 DOM
11. 2026-06-07
    days on market $139,000 Active 43 DOM
12. 2026-06-07
    days on market $139,000 Active 42 DOM
13. 2026-06-03
    days on market $139,000 Active 39 DOM
14. 2026-06-02
    days on market $139,000 Active 38 DOM
15. 2026-06-01
    days on market $139,000 Active 37 DOM
16. 2026-05-31
    days on market $139,000 Active 36 DOM
17. 2026-05-30
    days on market $139,000 Active 35 DOM
18. 2026-04-25
    listed $139,000 Active
19. 2025-11-21
    historical
20. 2025-08-15
    price $149,900
21. 2025-06-19
    price $179,900
22. 2025-05-23
    listed $215,000 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: $841 · $70/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$299/yr (+$25/mo · 35.5%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $10,686
• − Mortgage interest: −$7,786
• − Property taxes: −$841
• − Insurance: −$695
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$4,044
• Taxable loss: −$4,390
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-788/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Jackson

• Score: 62/100
• State rank: #474
• US rank: #17287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, NC
• Population (ZIP): 2,339

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 46% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.3% since first listed

5 events — show timeline

• 2026-04-25 Listed $139,000 RVLG
• 2025-11-21 Listing Removed — Hive MLS
• 2025-08-15 Price Changed $149,900 Hive MLS
• 2025-06-19 Price Changed $179,900 Hive MLS
• 2025-05-23 Listed $215,000 Hive MLS

Property tax history

-0.1%/yr

Latest (2022): $841 · -0.8% YoY. Source: county tax records.