25 Central Ave · Granite Falls, NC 28630

$179,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 3 Days on market

Built 1945 0.31 ac lot Est $232k · 22% under

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming in-town bungalow bursting with character and timeless appeal! Relax on the inviting covered front porch and step inside to discover beautiful hardwood floors, warm tongue-and-groove walls, and cozy living spaces filled with charm. The thoughtfully designed interior offers the perfect blend of comfort and vintage character, while the bathroom features a classic clawfoot tub. Conveniently located close to shopping and dining this delightful home offers the charm of yesteryear with the convenience of in-town living. Whether you’re looking for a primary residence, weekend getaway, or investment opportunity, this adorable bungalow is sure to impress! An easy drive

Key facts

• Covered front porch
• Clawfoot tub
• Hardwood floors

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• TONGUE-AND-GROOVE WALLS
• CLAWFOOT TUB
• IN-TOWN LIVING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Site-built home; One story; Crawl space foundation; Facing unspecified
• Construction: Shingle/shake exterior; Composition roof
• Exterior features: Cleared, level, sloped and wooded lot; Dirt and paved road access; Publicly maintained road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Wall unit cooling
• Interior features: 5 total rooms; Covered front porch
• Laundry & utility: Washer/dryer in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.2% in Granite Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#297 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Caldwell County Schools (suburban): math 38% / reading 46% proficiency, ranked #106 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granite Falls Elementary (math 59% / reading 59%, grade B-, #228 of 1,410 statewide, top 16%, 582 students, 56% FRL); Granite Falls Middle (math 36% / reading 48%, grade D-, #199 of 475 statewide, top 43%, 537 students, 52% FRL); South Caldwell High (math 55% / reading 51%, grade C-, #281 of 535 statewide, top 53%, 1,317 students, 50% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $150,000 (16.6% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $231,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Short St	0.45mi	3/2.0	1,092 (-0%)	1mo	$244,000	$223	73
28 Central Ave	0.02mi	3/2.0	1,236 (+13%)	1mo	$240,000	$194	73
17 Hillside Ave	0.39mi	3/2.0	1,144 (+4%)	8mo	$249,900	$218	64
3 Laurel St	0.18mi	3/1.0	960 (-13%)	15mo	$195,100	$203	58
80 Duke St	0.43mi	2/2.0 (-1)	1,169 (+6%)	3mo	$179,000	$153	58
43 Forest Ave	0.57mi	3/1.0	1,159 (+6%)	9mo	$192,507	$166	56
19 Hillside Ave	0.37mi	3/2.0	1,183 (+8%)	14mo	$249,900	$211	54
26 Ashley St	0.16mi	3/2.0	956 (-13%)	17mo	$223,000	$233	52
4 Plaza Dr	0.37mi	3/2.0	1,259 (+15%)	4mo	$222,000	$176	51
7 Grandview St	0.45mi	2/1.0 (-1)	1,020 (-7%)	19mo	$150,000	$147	47
85 Archer St	0.54mi	2/2.0 (-1)	984 (-10%)	8mo	$245,000	$249	42
10 Hunters Ridge Ct	0.70mi	3/2.0	1,255 (+14%)	9mo	$290,000	$231	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,265
• Equity at exit: $26,824

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-10,743
• Equity at exit: $15,554

Cash invested: $50,372 (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 28630

• Home prices YoY: -9.0%
• Active inventory: 147
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $109

Break-even live

Break-even rent $1,362

Max offer price $179,900

Occupancy floor 88%

Sensitivity live

Price	-10% $211	-5% $160	+0% $109	+5% $58	+10% $8
Rent	-10% $-9	-5% $50	+0% $109	+5% $169	+10% $228
Rate	-1.0pp $200	-0.5pp $155	base $109	+0.5pp $63	+1.0pp $15

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Duke Power Rd Unit 1 Granite Falls, NC	3.0	2.0	1500	$1,500	$1.00	15d	1	0.89mi

Listing history 3 events

1. 2026-06-22
   days on market $179,900 Active 3 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-19
   listed $179,900 Active 1 DOM

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$788/yr (+$66/mo · 114.8%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,000
• − Mortgage interest: −$10,077
• − Property taxes: −$687
• − Insurance: −$900
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,233
• Taxable loss: −$1,777
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $1,739/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: Caldwell County Schools
• NCES district ID: 3700580
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,165
• Composite: 34.9/100
• National rank: #5079
• State rank: #106 of 178 in NC

Livability — Granite Falls

• Score: 65/100
• State rank: #297
• US rank: #12418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Falls, NC
• Population (ZIP): 20,400

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 77,603 people
• By 2030: 74,714 · -3.7%
• By 2040: 67,732 · -12.7%
• By 2050: 59,938 · -22.8%
• By 2075: 43,232 · -44.3%
• By 2100: 28,894 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+52.6) · D 23.4% · R 76.0%
• 2008→2024 swing: -22.9pp toward R · 2008: -29.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+51.1 2016: R+50.6 2012: R+35.7 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.49%
• Current HPI: 267.1192
• 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

1 event — show timeline

• 2026-06-18 Listed $179,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+19.3%/yr

Latest (2025): $687 · +73.8% YoY. Source: county tax records.