712 Douglas St · Shelby, NC 28150

$89,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 89 Days on market

Built 1925 6,098 sqft lot Est $118k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

CASH OFFERS ONLY! Located within the city limits of Shelby, this 2 Bedroom, 1 Bath home offers a great opportunity for buyers looking to invest in a fixer-upper. With its central location, you’ll be just minutes away from all the amenities Shelby has to offer, including shopping, dining, schools, and parks. This home boasts plenty of potential for those looking to put their personal touch on a property. The kitchen and bathrooms are ready for updates, making this an ideal project for those looking to customize. With TLC and vision, this property could become a cozy, charming home. Don’t miss the opportunity to make this property your own!

Key facts

• New flooring
• New sink
• Updated home

Tags

• UPDATED HOME
• NEW SOFT-CLOSE CABINETS
• BUTCHER BLOCK COUNTERTOPS
• NEW SINK
• BRAND-NEW APPLIANCES
• NEW FLOORING

Property features AI

Finance

• Other: Directions: Use GPS
• HOA & community: No HOA

Exterior

• Parking: Parking spaces available
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; One story
• Construction: Site-built construction; Wood construction; Metal roof; Crawl space foundation; Built with R6 zoning
• Exterior features: Level lot; Road access: dirt and paved sections; Publicly maintained road

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric heating; Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: 5 total rooms; Mud room
• Laundry & utility: Mud room (laundry area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#52 in NC, #4,349 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shelby High (math 17% / reading 52%, grade F, #427 of 535 statewide, top 81%, 825 students, 65% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Cleveland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.7%/yr); 241 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $89k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $118,368
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Crawford St	0.37mi	2/1.0	850 (-2%)	1mo	$103,000	$121	79
815 Jefferson St	0.17mi	2/1.0	928 (+7%)	9mo	$154,000	$166	72
817 Buffalo St	0.06mi	2/1.0	940 (+9%)	17mo	$91,000	$97	68
421 Carolina Ave	0.38mi	2/1.0	914 (+6%)	7mo	$47,000	$51	67
502 Booker St	0.13mi	2/1.0	807 (-7%)	22mo	$159,000	$197	64
10 Bolt Dr	0.22mi	2/1.0	975 (+13%)	12mo	$137,500	$141	58
425 Crawford St	0.40mi	2/1.0	912 (+6%)	19mo	$183,500	$201	56
108 Ford St	0.67mi	2/1.0	879 (+2%)	15mo	$120,000	$137	54
211 Maple St	0.61mi	2/1.0	847 (-2%)	24mo	$76,576	$90	48
320 E Sumter St	0.56mi	2/1.0	988 (+14%)	4mo	$50,000	$51	47
1116 N Lafayette St	0.67mi	3/1.0 (+1)	966 (+12%)	14mo	$173,900	$180	33

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

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.52×
• Total profit: $12,884
• Equity at exit: $13,270

10-year hold

• IRR: 23.9%
• Equity multiple: 3.40×
• Total profit: $59,727
• Equity at exit: $7,695

Cash invested: $24,920 (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 28150

• Home prices YoY: -2.0%
• Rents YoY: 6.7%
• Active inventory: 241
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $362

Break-even live

Break-even rent $665

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $412	-5% $387	+0% $362	+5% $337	+10% $312
Rent	-10% $273	-5% $318	+0% $362	+5% $406	+10% $451
Rate	-1.0pp $407	-0.5pp $385	base $362	+0.5pp $339	+1.0pp $315

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   price $89,000
2. 2026-05-09
   price $109,900
3. 2026-04-01
   price $119,900
4. 2026-03-04
   price $124,900
5. 2026-02-27
   listed $138,000 Active
6. 2025-04-16
   soldstatus $46,000 Closed 658-char remark

   Show marketing remark (658 chars)

   CASH OFFERS ONLY! Located within the city limits of Shelby, this 2 Bedroom, 1 Bath home offers a great opportunity for buyers looking to invest in a fixer-upper. With its central location, you’ll be just minutes away from all the amenities Shelby has to offer, including shopping, dining, schools, and parks. This home boasts plenty of potential for those looking to put their personal touch on a property. The kitchen and bathrooms are ready for updates, making this an ideal project for those looking to customize. With TLC and vision, this property could become a cozy, charming home. Don’t miss the opportunity to make this property your own!

7. 2025-04-16
   soldstatus $46,000

   Show marketing remark (658 chars)

   CASH OFFERS ONLY! Located within the city limits of Shelby, this 2 Bedroom, 1 Bath home offers a great opportunity for buyers looking to invest in a fixer-upper. With its central location, you’ll be just minutes away from all the amenities Shelby has to offer, including shopping, dining, schools, and parks. This home boasts plenty of potential for those looking to put their personal touch on a property. The kitchen and bathrooms are ready for updates, making this an ideal project for those looking to customize. With TLC and vision, this property could become a cozy, charming home. Don’t miss the opportunity to make this property your own!

8. 2025-03-25
   status Pending 658-char remark

   Show marketing remark (658 chars)

   CASH OFFERS ONLY! Located within the city limits of Shelby, this 2 Bedroom, 1 Bath home offers a great opportunity for buyers looking to invest in a fixer-upper. With its central location, you’ll be just minutes away from all the amenities Shelby has to offer, including shopping, dining, schools, and parks. This home boasts plenty of potential for those looking to put their personal touch on a property. The kitchen and bathrooms are ready for updates, making this an ideal project for those looking to customize. With TLC and vision, this property could become a cozy, charming home. Don’t miss the opportunity to make this property your own!

9. 2025-03-20
   listed $39,000 Active 658-char remark

   Show marketing remark (658 chars)

   CASH OFFERS ONLY! Located within the city limits of Shelby, this 2 Bedroom, 1 Bath home offers a great opportunity for buyers looking to invest in a fixer-upper. With its central location, you’ll be just minutes away from all the amenities Shelby has to offer, including shopping, dining, schools, and parks. This home boasts plenty of potential for those looking to put their personal touch on a property. The kitchen and bathrooms are ready for updates, making this an ideal project for those looking to customize. With TLC and vision, this property could become a cozy, charming home. Don’t miss the opportunity to make this property your own!

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$470/yr (+$39/mo · 181.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,480
• − Mortgage interest: −$4,985
• − Property taxes: −$259
• − Insurance: −$445
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,589
• Taxable income: $3,044
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,613/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Shelby

• Score: 75/100
• State rank: #52
• US rank: #4349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, NC
• County: Cleveland County · 83,736 people
• City population: 26,134
• Metro: Shelby, NC
• Population (ZIP): 28,142
• Household income: $55,832
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 790.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.92%
• Current HPI: 447.16
• Rent YoY: ▲ 6.66%
• Metro: Shelby, NC
• 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

+128.2% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $109,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $119,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $124,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-27 Listed $138,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-16 Sold (Public Records) $46,000 Public Records
• 2025-04-16 Sold (MLS) $46,000 CANOPYMLS as Distributed by MLS Grid
• 2025-03-25 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-03-20 Listed $39,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $259 · +41.6% YoY. Source: county tax records.