120 Foxhill Dr · Kingstown, NC 28150

$112,900

3 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 133 Days on market

Built 1972 0.48 ac lot Est $138k · 18% under

---

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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

Everything is done!!! new appliances, paint, flooring. New 1/2 bath/ inside laundry/ Front porch has a ramp/ new cabinets and counter tops. Has home inspection and termite report.

Key facts

• Full brick ranch
• Laundry room
• Large lot

Tags

• FULL BRICK RANCH
• LAUNDRY ROOM
• SPACIOUS OPEN KITCHEN
• HARDWOOD FLOORS
• LARGE LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway; 1 carport space
• Utilities: Public water; Septic system installed
• Home design: Single-family residential; One story; Site-built construction; Brick exterior
• Construction: Crawl space foundation
• Exterior features: Concrete and paved driveway and road access; Publicly maintained road

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating with heat pump; Electric cooling
• Interior features: 8 total rooms; Electric oven
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#662 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute 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: Union Elementary (math 42% / reading 37%, grade F, #694 of 1,410 statewide, top 53%, 423 students, 80% FRL); Burns High (math 42% / reading 59%, grade D+, #306 of 535 statewide, top 57%, 934 students, 60% FRL).
• 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 $781 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1972 — 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 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. 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: 1.20% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $138,375
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Foxhill Dr	0.00mi	3/1.5	1,221 (+8%)	1mo	$112,900	$92	85
1812 Woodbine Rd	0.31mi	3/2.0	1,188 (+6%)	19mo	$188,900	$159	58
1803 Weaver Rd	0.63mi	3/1.0	1,015 (-10%)	22mo	$125,000	$123	34

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: 6.6%
• Equity multiple: 1.27×
• Total profit: $8,414
• Equity at exit: $16,834

10-year hold

• IRR: 18.8%
• Equity multiple: 2.83×
• Total profit: $57,950
• Equity at exit: $9,762

Cash invested: $31,612 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $338

Break-even live

Break-even rent $929

Max offer price $112,900

Occupancy floor 70%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-03-27
   price $112,900
3. 2026-02-11
   price $127,900
4. 2026-01-20
   price $141,900
5. 2025-12-17
   listed $157,500 Active
6. 2022-09-14
   soldstatus $193,000
7. 2022-09-13
   soldstatus $193,000 Closed 179-char remark

   Show marketing remark (179 chars)

   Everything is done!!! new appliances, paint, flooring. New 1/2 bath/ inside laundry/ Front porch has a ramp/ new cabinets and counter tops. Has home inspection and termite report.

8. 2022-08-10
   status Pending 179-char remark

   Show marketing remark (179 chars)

   Everything is done!!! new appliances, paint, flooring. New 1/2 bath/ inside laundry/ Front porch has a ramp/ new cabinets and counter tops. Has home inspection and termite report.

9. 2022-08-02
   listed $189,000 Active 179-char remark

   Show marketing remark (179 chars)

   Everything is done!!! new appliances, paint, flooring. New 1/2 bath/ inside laundry/ Front porch has a ramp/ new cabinets and counter tops. Has home inspection and termite report.

10. 2022-03-14
    soldstatus $39,318

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,284
• − Mortgage interest: −$6,324
• − Property taxes: −$1,138
• − Insurance: −$564
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,284
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $3,489/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 — Kingstown

• Score: 55/100
• State rank: #662
• US rank: #23709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingstown, NC
• County: Cleveland County · 83,736 people
• 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

+187.1% since first listed

10 events — show timeline

• 2026-04-29 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $112,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $127,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $141,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-17 Listed $157,500 CANOPYMLS as Distributed by MLS Grid
• 2022-09-14 Sold (Public Records) $193,000 Public Records
• 2022-09-13 Sold (MLS) $193,000 CANOPYMLS as Distributed by MLS Grid
• 2022-08-10 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-08-02 Listed $189,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-14 Sold (Public Records) $39,318 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,138 · +10.7% YoY. Source: county tax records.