410 Cole Campbell Rd · Taylorsville, NC 28681

$152,900

2 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 146 Days on market

Built 1945 0.62 ac lot Est $257k · 40% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice brick Bungalow nestled on approximately 0.5 acres. Journey inside and see the potential of calling this property “Home”. Natural light cascades from each room as you adventure through the home. The Kitchen has plenty of cabinet storage and countertop space. The Bedrooms are on the Main Level. The Bathroom has built-in shelving and cabinet storage with a tile surround accenting the tub/shower combo. Upstairs you find a loft that overlooks the front and back yard. Enjoy the beautiful weather on the front porch or back deck as you dine, entertain guests, or simply relax. The home is conveniently located within minutes of Downtown Taylorsville among the local businesses, eateries, shops, educational facilities, and more.

Key facts

• 0.62 acre lot
• 2 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $140k (8.4% below list).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Taylorsville — 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 69/100 on livability (#159 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Alexander County Schools (rural): math 52% / reading 55% proficiency, ranked #52 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Taylorsville Elementary (math 67% / reading 57%, grade B, #179 of 1,410 statewide, top 14%, 238 students, 75% FRL); Alexander Central High (math 67% / reading 60%, grade B-, #175 of 535 statewide, top 33%, 1,312 students, 47% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 113 units permitted in Alexander 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.
• Alexander County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $134,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1945 — 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. 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: 0.92% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $256,710
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 NC 90 Hwy W	0.31mi	2/1.0	1,197 (-7%)	12mo	$226,050	$189	64
591 1st Avenue Dr SE	0.30mi	2/2.0	1,151 (-11%)	3mo	$280,000	$243	62
614 E Main Ave	0.41mi	2/2.0	1,215 (-6%)	8mo	$209,900	$173	60
99 Wilson Ln #3	0.49mi	3/2.0 (+1)	1,217 (-6%)	14mo	$247,900	$204	47
72 Helens Way	0.54mi	3/2.0 (+1)	1,176 (-9%)	11mo	$233,500	$199	42
115 Wilson Ln	0.51mi	3/2.0 (+1)	1,217 (-6%)	19mo	$245,900	$202	42
14 Pop Davis Rd	0.46mi	3/1.5 (+1)	1,186 (-8%)	20mo	$157,000	$132	42
129 Saunders Ln	0.64mi	1/1.0 (-1)	1,238 (-4%)	22mo	$180,000	$145	40

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-12,970
• Equity at exit: $22,798

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,734
• Equity at exit: $13,220

Cash invested: $42,812 (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 28681

• Home prices YoY: -11.9%
• Active inventory: 135
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $186

Break-even live

Break-even rent $1,164

Max offer price $152,900

Occupancy floor 82%

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Shannon Park Cir Taylorsville, NC	2.0	1.5	1000	$1,400	$1.40	13d	1	0.21mi

Listing history 10 events

1. 2025-08-09
   status Pending
2. 2025-08-01
   status Active
3. 2025-06-21
   price $152,900
4. 2025-03-15
   listed $179,800 Active
5. 2025-03-08
   historical $179,800
6. 2022-12-15
   soldstatus $130,000
7. 2022-12-14
   soldstatus $130,000 Closed 743-char remark

   Show marketing remark (743 chars)

   Nice brick Bungalow nestled on approximately 0.5 acres. Journey inside and see the potential of calling this property “Home”. Natural light cascades from each room as you adventure through the home. The Kitchen has plenty of cabinet storage and countertop space. The Bedrooms are on the Main Level. The Bathroom has built-in shelving and cabinet storage with a tile surround accenting the tub/shower combo. Upstairs you find a loft that overlooks the front and back yard. Enjoy the beautiful weather on the front porch or back deck as you dine, entertain guests, or simply relax. The home is conveniently located within minutes of Downtown Taylorsville among the local businesses, eateries, shops, educational facilities, and more.

8. 2022-09-20
   historical Active Under Contract 743-char remark

   Show marketing remark (743 chars)

   Nice brick Bungalow nestled on approximately 0.5 acres. Journey inside and see the potential of calling this property “Home”. Natural light cascades from each room as you adventure through the home. The Kitchen has plenty of cabinet storage and countertop space. The Bedrooms are on the Main Level. The Bathroom has built-in shelving and cabinet storage with a tile surround accenting the tub/shower combo. Upstairs you find a loft that overlooks the front and back yard. Enjoy the beautiful weather on the front porch or back deck as you dine, entertain guests, or simply relax. The home is conveniently located within minutes of Downtown Taylorsville among the local businesses, eateries, shops, educational facilities, and more.

9. 2022-09-09
   price $139,900 743-char remark

   Show marketing remark (743 chars)

   Nice brick Bungalow nestled on approximately 0.5 acres. Journey inside and see the potential of calling this property “Home”. Natural light cascades from each room as you adventure through the home. The Kitchen has plenty of cabinet storage and countertop space. The Bedrooms are on the Main Level. The Bathroom has built-in shelving and cabinet storage with a tile surround accenting the tub/shower combo. Upstairs you find a loft that overlooks the front and back yard. Enjoy the beautiful weather on the front porch or back deck as you dine, entertain guests, or simply relax. The home is conveniently located within minutes of Downtown Taylorsville among the local businesses, eateries, shops, educational facilities, and more.

10. 2022-08-30
    listed $149,900 Active 743-char remark

    Show marketing remark (743 chars)

    Nice brick Bungalow nestled on approximately 0.5 acres. Journey inside and see the potential of calling this property “Home”. Natural light cascades from each room as you adventure through the home. The Kitchen has plenty of cabinet storage and countertop space. The Bedrooms are on the Main Level. The Bathroom has built-in shelving and cabinet storage with a tile surround accenting the tub/shower combo. Upstairs you find a loft that overlooks the front and back yard. Enjoy the beautiful weather on the front porch or back deck as you dine, entertain guests, or simply relax. The home is conveniently located within minutes of Downtown Taylorsville among the local businesses, eateries, shops, educational facilities, and more.

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$605/yr (+$50/mo · 93.1%)

ⓘ 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 2% 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: $16,800
• − Mortgage interest: −$8,565
• − Property taxes: −$649
• − Insurance: −$764
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,448
• Taxable loss: −$315
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,312/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: Alexander County Schools
• NCES district ID: 3700090
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $41,189
• Composite: 44.84/100
• National rank: #2732
• State rank: #52 of 178 in NC

Livability — Taylorsville

• Score: 69/100
• State rank: #159
• US rank: #8794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, NC
• Population (ZIP): 26,117

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,085 · -2.3%
• By 2040: 33,528 · -9.2%
• By 2050: 30,229 · -18.1%
• By 2075: 23,159 · -37.3%
• By 2100: 15,981 · -56.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 5% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Alexander

• 2024 margin: Solid R (+59.9) · D 19.7% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.4pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+58.0 2016: R+55.9 2012: R+44.6 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.79%
• Current HPI: 227.497
• 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

+2.0% since first listed

10 events — show timeline

• 2025-08-09 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-08-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-06-21 Price Changed $152,900 CANOPYMLS as Distributed by MLS Grid
• 2025-03-15 Listed $179,800 CANOPYMLS as Distributed by MLS Grid
• 2025-03-08 Coming Soon $179,800 CANOPYMLS as Distributed by MLS Grid
• 2022-12-15 Sold (Public Records) $130,000 Public Records
• 2022-12-14 Sold (MLS) $130,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-20 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-09-09 Price Changed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2022-08-30 Listed $149,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $649 · +0.0% YoY. Source: county tax records.