541 E Saluda Hall Rd · Cofield, NC 27910

$80,000

3 bd · 2.5 ba · 552 sqft · SingleFamily public records · 241 Days on market

Built 1988

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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
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Investment Property will require major repairs to the Brick Home or demolition , The Single Wide Home located behind the brick home is rented, and occupied an appointment is required to view the Singlewide Home , The main value here is the oversize lot, the storage barn, and the singlewide home , heating and cooling systems in the Brick Home have not been used in years.

Key facts

• Built 1988
• Listed 241 days

Property features AI

Finance

• Other: Zoning: RA-30; Lot dimensions approximately 165 x 377; Lot area reported as 1.49 (see remarks for details)

Exterior

• Parking: Gravel parking
• Utilities: Sewer available; Septic tank and public sewer
• Home design: Single-family residence; Two stories; Entry level: 1; Residential property type
• Construction: Brick veneer construction; Foundation: brick/mortar; Construction details: see remarks
• Exterior features: Shingle roof; Patio/porch details: see remarks; No fencing; Road frontage on city street and state road

Interior

• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Carpet, vinyl and wood flooring; Crawl space basement; Seven total rooms; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#510 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Hertford County Schools (town): math 14% / reading 26% proficiency, ranked #171 of 178 in NC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ahoskie Elementary (math 12% / reading 26%, grade F, #1,269 of 1,410 statewide, top 91%, 228 students, 99% FRL); Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford County High (math 12% / reading 12%, grade F, #518 of 535 statewide, top 97%, 573 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Hertford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.5% local appreciation)).
• Hertford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($70k) 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.09×
• Total profit: $46,745
• Equity at exit: $33,835

10-year hold

• IRR: 38.4%
• Equity multiple: 6.09×
• Total profit: $114,119
• Equity at exit: $50,540

Cash invested: $22,400 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $614

Break-even live

Break-even rent $635

Max offer price $80,000

Occupancy floor 52%

Sensitivity live

Price	-10% $660	-5% $637	+0% $614	+5% $592	+10% $569
Rent	-10% $503	-5% $559	+0% $614	+5% $670	+10% $726
Rate	-1.0pp $655	-0.5pp $635	base $614	+0.5pp $594	+1.0pp $573

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $80,000 Active 241 DOM
2. 2026-06-18
   days on market $80,000 Active 239 DOM
3. 2026-06-17
   days on market $80,000 Active 238 DOM
4. 2026-06-16
   days on market $80,000 Active 237 DOM
5. 2026-06-15
   days on market $80,000 Active 236 DOM
6. 2026-06-13
   days on market $80,000 Active 234 DOM
7. 2026-06-12
   days on market $80,000 Active 233 DOM
8. 2026-06-09
   days on market $80,000 Active 230 DOM
9. 2026-06-08
   days on market $80,000 Active 229 DOM
10. 2026-06-07
    days on market $80,000 Active 228 DOM
11. 2026-06-07
    days on market $80,000 Active 227 DOM
12. 2026-06-04
    days on market $80,000 Active 224 DOM
13. 2026-06-02
    days on market $80,000 Active 223 DOM
14. 2026-06-01
    days on market $80,000 Active 222 DOM
15. 2026-05-31
    days on market $80,000 Active 221 DOM
16. 2026-05-04
    status Active
17. 2025-12-11
    historical Active Under Contract
18. 2025-11-19
    status Pending
19. 2025-09-30
    listed $80,000 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: $584 · $49/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$72/yr (+$6/mo · 12.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 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: $16,950
• − Mortgage interest: −$4,481
• − Property taxes: −$584
• − Insurance: −$400
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,327
• Taxable income: $6,445
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,825/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: Hertford County Schools
• NCES district ID: 3702160
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $33,467
• Composite: 16.29/100
• National rank: #9213
• State rank: #171 of 178 in NC

Livability — Cofield

• Score: 60/100
• State rank: #510
• US rank: #18690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,427

Population outlook (Hertford County) Hauer SSP2

• Today (2025): 23,401 people
• By 2030: 22,708 · -3.0%
• By 2040: 21,227 · -9.3%
• By 2050: 19,942 · -14.8%
• By 2075: 17,844 · -23.7%
• By 2100: 15,148 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Hertford

• 2024 margin: Strong D (+26.8) · D 63.0% · R 36.3%
• 2008→2024 swing: -14.8pp toward R · 2008: 41.5pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+34.0 2016: D+37.7 2012: D+44.3 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

4 events — show timeline

• 2026-05-04 Relisted — Hive MLS
• 2025-12-11 Contingent — Hive MLS
• 2025-11-19 Pending — Hive MLS
• 2025-09-30 Listed $80,000 Hive MLS

Property tax history

-3.1%/yr

Latest (2025): $584 · -30.8% YoY. Source: county tax records.