1404 Berry St · Wadesboro, NC 28170

$169,900

3 bd · 1.0 ba · 1,641 sqft · SingleFamily public records · 30 Days on market

Built 1955 0.45 ac lot Est $279k · 39% 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 +24.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

Listing remarks MLS

Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

Key facts

• Workshop space
• Large backyard
• Outdoor enjoyment

Tags

• LARGE BACKYARD
• PRIVATE SCREENED-IN BACK PORCH
• DETACHED GARAGE
• WORKSHOP SPACE
• OUTDOOR ENJOYMENT
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; Site-built construction
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Concrete, paved road access; Publicly maintained road; 0.45-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Exhaust hood; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Floor furnace; Central air conditioning
• Interior features: One living area (room count: 1); Fireplace
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.2% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, 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: 87 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $278,970
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Center St	0.16mi	3/2.5	1,714 (+4%)	1mo	$285,000	$166	78
123 Highland Woods Dr	0.34mi	3/2.0	1,492 (-9%)	20mo	$253,000	$170	49
302 Nottingham Way	0.56mi	4/3.0 (+1)	1,887 (+15%)	21mo	$323,500	$171	19

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: 30.6%
• Equity multiple: 3.41×
• Total profit: $114,415
• Equity at exit: $153,059

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $319,505
• Equity at exit: $330,078

Cash invested: $47,572 (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: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $345

Break-even live

Break-even rent $1,270

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $441	-5% $393	+0% $345	+5% $297	+10% $249
Rent	-10% $210	-5% $277	+0% $345	+5% $412	+10% $480
Rate	-1.0pp $430	-0.5pp $388	base $345	+0.5pp $301	+1.0pp $256

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $169,900 Active 30 DOM
2. 2026-06-18
   days on market $169,900 Active 28 DOM
3. 2026-06-17
   days on market $169,900 Active 27 DOM
4. 2026-06-16
   days on market $169,900 Active 26 DOM
5. 2026-06-15
   days on market $169,900 Active 25 DOM
6. 2026-06-13
   days on market $169,900 Active 23 DOM
7. 2026-06-12
   days on market $169,900 Active 22 DOM
8. 2026-06-09
   days on market $169,900 Active 19 DOM
9. 2026-06-08
   days on market $169,900 Active 18 DOM
10. 2026-06-07
    days on market $169,900 Active 17 DOM
11. 2026-06-07
    pricedays on market $169,900 Active 16 DOM
12. 2026-06-04
    days on market $179,900 Active 13 DOM
13. 2026-06-02
    days on market $179,900 Active 12 DOM
14. 2026-06-01
    days on market $179,900 Active 11 DOM
15. 2026-05-31
    days on market $179,900 Active 10 DOM
16. 2026-05-21
    listed $179,900 Active
17. 2023-04-06
    soldstatus $160,000 Closed 881-char remark

    Show marketing remark (881 chars)

    Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

18. 2023-04-06
    soldstatus $160,000

    Show marketing remark (881 chars)

    Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

19. 2023-04-01
    status Pending 881-char remark

    Show marketing remark (881 chars)

    Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

20. 2023-03-16
    historical Active Under Contract 881-char remark

    Show marketing remark (881 chars)

    Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

21. 2023-03-12
    listed $165,000 Active 881-char remark

    Show marketing remark (881 chars)

    Quite neighborhood off Morven Rd with 1644 sf cottage home on .46 of an Acre lot. No Through Traffic! Large living room with wood burning fireplace, beautiful floors, & built-in cabinet with shelves & storage. Three bedrooms with closets, one bath, kitchen & laundry room with central heat & AC. BONUS ROOM, GAME ROOM IS 16x27 FLEXIBLE AMAZING SPACE with built-in large desk & book shelves room for piano, large screen TV, toys & games or host a large gathering! Convenient to screened porch & the kitchen! Pull down attic steps for storage. Easy care vinyl siding and storm windows keep a comfortable house in any season. Single garage with work shop area and automatic door. Very close to shopping areas on Hwy 74 OR you can shop without driving on Hwy 74! Several interesting neighborhoods & Wadesboro Park with walking Path & restrooms.

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$892/yr (+$74/mo · 177.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,482
• − Mortgage interest: −$9,517
• − Property taxes: −$501
• − Insurance: −$850
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,943
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,803/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 — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, 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

+9.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2023-04-06 Sold (Public Records) $160,000 Public Records
• 2023-04-06 Sold (MLS) $160,000 CANOPYMLS as Distributed by MLS Grid
• 2023-04-01 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-03-16 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-03-12 Listed $165,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2025): $501 · +4.5% YoY. Source: county tax records.