4 Boyd St · Andrews, NC 28901

$95,500

2 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 71 Days on market

Built 1930 0.29 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step back into charm with this delightful 1930s handyman special, perfectly positioned in the heart of Andrews at the intersection of three picturesque streets. Boasting beautiful mountain views and a good-sized backyard complete with a storage shed, this vintage dollhouse is brimming with character and untapped potential. Yes, it needs some work and tender loving care —but for the right visionary who can imagineer a dazzling new future, this is the ideal time to claim it. Don't miss your chance to transform this hidden treasure into something truly one-of-a-kind. Come see it today and let your creativity run wild! * * * THIS HOUSE IS NOT FOR RENT * * *

Key facts

• Storage shed
• Good-sized backyard
• Mountain views

Tags

• MOUNTAIN VIEWS
• GOOD-SIZED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Lot approximately 0.29 acres; Zoned for single-family use; Directions: From Main Street in Andrews, turn onto Locust Street. House is located at the intersection of Locust Street, Bristol Avenue and Boyd Street on the left.

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Frame construction; Vinyl siding
• Exterior features: Metal roof

Interior

• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; Crawl space foundation/access
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $95,500 price doesn't fit this home's estimated sale value (~$264,992) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.0% in Andrews — 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 68/100 on livability (#201 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D, amenities F.
• Cherokee County Schools (rural): math 42% / reading 47% proficiency, ranked #90 of 178 in NC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 111 active listings in the ZIP; 232 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $660 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $96k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $264,992
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Wells St	0.12mi	3/2.0 (+1)	1,574 (+0%)	22mo	$380,000	$241	70
45 Boyd St	0.05mi	1/1.0 (-1)	1,462 (-7%)	10mo	$167,500	$115	69
24 Wells St	0.07mi	2/3.0	1,713 (+9%)	16mo	$289,200	$169	64
208 Bristol Ave	0.07mi	3/2.0 (+1)	1,380 (-12%)	16mo	$255,000	$185	59
308 Connaheta Ave	0.52mi	2/1.0	1,488 (-5%)	18mo	$97,000	$65	48
68 Stecoah Ave	0.60mi	3/2.0 (+1)	1,488 (-5%)	15mo	$172,000	$116	46
150 Aquone Rd	0.20mi	3/1.0 (+1)	1,374 (-12%)	18mo	$290,000	$211	46
150 Connaheta Ave	0.46mi	3/2.0 (+1)	1,344 (-14%)	14mo	$207,000	$154	38

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: 20.5%
• Equity multiple: 1.83×
• Total profit: $22,312
• Equity at exit: $14,239

10-year hold

• IRR: 28.7%
• Equity multiple: 3.54×
• Total profit: $68,006
• Equity at exit: $8,257

Cash invested: $26,740 (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 28901

• Home prices YoY: -11.7%
• Active inventory: 111
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $594

Break-even live

Break-even rent $730

Max offer price $95,500

Occupancy floor 55%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,500 Active 71 DOM
2. 2026-06-17
   days on market $95,500 Active 70 DOM
3. 2026-06-16
   days on market $95,500 Active 69 DOM
4. 2026-06-15
   days on market $95,500 Active 68 DOM
5. 2026-06-13
   days on market $95,500 Active 66 DOM
6. 2026-06-12
   days on market $95,500 Active 65 DOM
7. 2026-06-09
   days on market $95,500 Active 62 DOM
8. 2026-06-08
   days on market $95,500 Active 61 DOM
9. 2026-06-07
   days on market $95,500 Active 60 DOM
10. 2026-06-07
    days on marketlisting id $95,500 Active 59 DOM
11. 2026-06-04
    days on market $95,500 Active 2 DOM
12. 2026-06-01
    days on marketlisting id $95,500 Active 1 DOM
13. 2026-06-01
    days on market $95,500 Active 54 DOM
14. 2026-05-31
    days on market $95,500 Active 53 DOM
15. 2026-04-08
    listed $95,500 Active
16. 2026-03-12
    soldstatus $50,000
17. 1990-08-01
    soldstatus $13,250,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$352/yr (+$29/mo · 81.5%)

ⓘ 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 4/10 Moderate 8 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,777
• − Mortgage interest: −$5,349
• − Property taxes: −$431
• − Insurance: −$478
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,778
• Taxable income: $5,896
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,710/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: Cherokee County Schools
• NCES district ID: 3700780
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $36,424
• Composite: 36.91/100
• National rank: #4542
• State rank: #90 of 178 in NC

Livability — Andrews

• Score: 68/100
• State rank: #201
• US rank: #9804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, NC
• Population (ZIP): 5,624

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 25,672 people
• By 2030: 24,504 · -4.5%
• By 2040: 21,955 · -14.5%
• By 2050: 19,592 · -23.7%
• By 2075: 15,128 · -41.1%
• By 2100: 11,203 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Native American 4% Hispanic / Latino 4% Black 4%
• Common ancestry: Lithuanian 3% Slovak 2% Estonian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+57.5) · D 20.8% · R 78.2% · Other 1.0%
• 2008→2024 swing: -18.9pp toward R · 2008: -38.6pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+57.0 2012: R+46.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.74%
• Current HPI: 193.5561
• 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

-99.3% since first listed

3 events — show timeline

• 2026-04-08 Listed $95,500 MLBOR
• 2026-03-12 Sold (Public Records) $50,000 Public Records
• 1990-08-01 Sold (Public Records) $13,250,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $431 · +2.4% YoY. Source: county tax records.