335 Plank Rd · Ansonville, NC 28170

$178,500

2 bd · 1.5 ba · 1,116 sqft · SingleFamily public records · 273 Days on market

Built 1960 1.48 ac lot Est $151k · 18% over

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Why this score? — see what drove the D+ 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 +19.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Key facts

• 1.48 acre lot
• Garage
• Built 1960

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 car, main level)
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Publicly maintained, paved concrete road access; Lot about 1.48 acres

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating with floor furnace; Central air conditioning
• Interior features: 9 total rooms; Mud room (laundry area)
• Laundry & utility: Mud room laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $164k (8.0% below list).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#586 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, crime F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $178k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $157,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $150,660
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Noble Cir	0.21mi	3/2.0 (+1)	1,073 (-4%)	23mo	$145,000	$135	58
479 Martin St	0.44mi	3/1.0 (+1)	1,000 (-10%)	7mo	$40,000	$40	49
198 Mt Vernon Rd	0.58mi	3/2.0 (+1)	1,169 (+5%)	23mo	$177,500	$152	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.19×
• Total profit: $109,626
• Equity at exit: $160,807

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $312,915
• Equity at exit: $346,786

Cash invested: $49,980 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 85
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$936
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $196

Break-even live

Break-even rent $1,395

Max offer price $178,500

Occupancy floor 83%

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $178,500 Active 273 DOM
2. 2026-06-17
   days on market $178,500 Active 272 DOM
3. 2026-06-16
   days on market $178,500 Active 271 DOM
4. 2026-06-15
   days on market $178,500 Active 270 DOM
5. 2026-06-13
   days on market $178,500 Active 268 DOM
6. 2026-06-12
   days on market $178,500 Active 267 DOM
7. 2026-06-09
   days on market $178,500 Active 264 DOM
8. 2026-06-08
   days on market $178,500 Active 263 DOM
9. 2026-06-07
   days on market $178,500 Active 262 DOM
10. 2026-06-07
    days on market $178,500 Active 261 DOM
11. 2026-06-04
    days on market $178,500 Active 258 DOM
12. 2026-06-02
    days on market $178,500 Active 257 DOM
13. 2026-06-01
    days on market $178,500 Active 256 DOM
14. 2026-05-31
    days on market $178,500 Active 255 DOM
15. 2026-05-13
    status Active
16. 2026-04-24
    historical Active Under Contract
17. 2026-04-01
    status Active
18. 2026-03-12
    price $178,500
19. 2025-11-11
    price $188,500
20. 2025-09-17
    listed $198,500 Active
21. 2002-05-01
    soldstatus $55,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$366/yr (+$30/mo · 33.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,712
• − Mortgage interest: −$9,999
• − Property taxes: −$1,098
• − Insurance: −$892
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,193
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,499/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Ansonville

• Score: 57/100
• State rank: #586
• US rank: #21545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonville, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

+224.5% since first listed

7 events — show timeline

• 2026-05-13 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $178,500 CANOPYMLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $188,500 CANOPYMLS as Distributed by MLS Grid
• 2025-09-17 Listed $198,500 CANOPYMLS as Distributed by MLS Grid
• 2002-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,098 · +0.0% YoY. Source: county tax records.