1181 Reedsford Rd · Clinton, NC 28328

$159,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 205 Days on market

Built 1963 1.00 ac lot

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three Bedroom Home on 1 Acre ---Just Outside City Limits! Step inside to find a warm and welcoming layout featuring a cozy living room plus a large family room with the original knotted pine paneling---a classic touch that adds natural charm and personality to the home. The kitchen also has pine paneling , washer and dryer, and counter separating the kitchen from family room. There is one bathroom. The carpet in one of the rooms needs to be replaced. The exterior offers low-maintenance living with durable vinyl siding and a long-lasting metal roof. The deck, going into the family room, has been well maintained. The home is on county water and has a well. This house and yard provid

Key facts

• County water
• Durable vinyl siding
• Well

Tags

• KNOTTED PINE PANELING
• DURABLE VINYL SIDING
• LONG LASTING METAL ROOF
• WELL MAINTAINED DECK
• COUNTY WATER
• WELL

Property features AI

Finance

• Other: Zoned RA; Lot is approximately 1 acre (irregular shape)

Exterior

• Parking: Unpaved parking
• Utilities: Water connected; Paved road access; City street and state road frontage
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Frame construction; Metal roof
• Exterior features: Deck; Front yard fencing; Front yard

Interior

• Kitchen: Laundry located in the kitchen
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Propane forced-air heating
• Interior features: Ceiling fan(s); Window coverings; Crawl space basement
• Laundry & utility: In-kitchen laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $74 ($893/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 $131k (17.4% below list).
• Recommended offer: $131k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in Clinton — 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 66/100 on livability (#261 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Union Elementary (474 students, 99% FRL); Union Middle (math 25% / reading 35%, grade F, #335 of 475 statewide, top 72%, 427 students, 99% FRL); Union High (math 67% / reading 32%, grade D, #311 of 535 statewide, top 60%, 461 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 189 units permitted in Sampson 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.
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $131,290 (17.4% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.83% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-21,088
• Equity at exit: $23,707

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-12,519
• Equity at exit: $13,747

Cash invested: $44,520 (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 28328

• Home prices YoY: -17.3%
• Active inventory: 149
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $74

Break-even live

Break-even rent $1,219

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $164	-5% $119	+0% $74	+5% $29	+10% $-16
Rent	-10% $-29	-5% $23	+0% $74	+5% $126	+10% $178
Rate	-1.0pp $154	-0.5pp $115	base $74	+0.5pp $33	+1.0pp $-9

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   days on market $159,000 Active 205 DOM
2. 2026-06-10
   days on market $159,000 Active 203 DOM
3. 2026-06-09
   days on market $159,000 Active 202 DOM
4. 2026-06-08
   days on market $159,000 Active 201 DOM
5. 2026-06-07
   days on market $159,000 Active 200 DOM
6. 2026-06-05
   days on market $159,000 Active 197 DOM
7. 2026-06-03
   days on market $159,000 Active 196 DOM
8. 2026-06-02
   days on market $159,000 Active 195 DOM
9. 2026-06-01
   days on market $159,000 Active 194 DOM
10. 2026-05-31
    days on market $159,000 Active 193 DOM
11. 2026-05-30
    days on market $159,000 Active 192 DOM
12. 2026-04-22
    status Active
13. 2026-03-09
    historical Active Under Contract
14. 2025-11-19
    listed $159,000 Active

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$551/yr (+$46/mo · 73.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,755
• − Mortgage interest: −$8,906
• − Property taxes: −$752
• − Insurance: −$795
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,625
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,336/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Clinton

• Score: 66/100
• State rank: #261
• US rank: #11402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,314
• Population (ZIP): 26,314

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 29% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.24%
• Current HPI: 236.0823
• 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

3 events — show timeline

• 2026-04-22 Relisted — Hive MLS
• 2026-03-09 Contingent — Hive MLS
• 2025-11-19 Listed $159,000 Hive MLS

Property tax history

+10.6%/yr

Latest (2025): $752 · +11.3% YoY. Source: county tax records.