810 S Commerce St · Aulander, NC 27805

$60,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1957 0.38 ac lot Est $89k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

I'm excited to present 810 South Commerce St. , a charming brick ranch-style home situated within the city limits of Aulander, North Carolina. This property features three bedrooms and one bath, making it an excellent option for first-time buyers or anyone seeking a manageable fixer-upper. While the home is move-in ready, it offers the perfect opportunity for updates and personal enhancements over time. The spacious backyard is fully fenced, providing a private retreat for outdoor activities, while the front yard presents possibilities for landscaping to enhance curb appeal. Inside, you'll find a cozy living room with a fireplace, creating a welcoming space for gatherings. The kitchen comes

Key facts

• Cozy living room
• Spacious backyard
• Fully fenced

Tags

• BRICK RANCH STYLE HOME
• SPACIOUS BACKYARD
• FULLY FENCED
• LOVELY BACK PORCH
• COZY LIVING ROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $60k).

Location & tenants

• Location reads 56/100 on livability (#623 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Bertie County Schools (rural): math 17% / reading 31% proficiency, ranked #165 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 46 units permitted in Bertie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (2.5% local appreciation)).
• Bertie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $60k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1957 — 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: 1.58% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.13%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Elm St	0.51mi	2/1.0	1,010 (+0%)	23mo	$89,000	$88	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.56×
• Total profit: $26,265
• Equity at exit: $25,269

10-year hold

• IRR: 29.3%
• Equity multiple: 4.97×
• Total profit: $66,673
• Equity at exit: $37,661

Cash invested: $16,800 (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 27805

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $324

Break-even live

Break-even rent $536

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   price $60,000 Active 9 DOM
2. 2026-06-18
   days on market $109,500 Active 9 DOM
3. 2026-06-17
   days on market $109,500 Active 8 DOM
4. 2026-06-16
   days on market $109,500 Active 7 DOM
5. 2026-06-15
   days on market $109,500 Active 6 DOM
6. 2026-06-13
   days on market $109,500 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on marketlisting id $109,500 Active 3 DOM
9. 2026-06-09
   days on market $119,850 Active 29 DOM
10. 2026-06-08
    days on market $119,850 Active 28 DOM
11. 2026-06-07
    days on market $119,850 Active 27 DOM
12. 2026-06-07
    days on market $119,850 Active 26 DOM
13. 2026-06-04
    days on market $119,850 Active 23 DOM
14. 2026-06-02
    days on market $119,850 Active 22 DOM
15. 2026-06-01
    days on market $119,850 Active 21 DOM
16. 2026-05-31
    days on market $119,850 Active 20 DOM
17. 2026-05-12
    listed $119,850 Active
18. 2026-05-09
    price $900
19. 2026-04-29
    listed $575
20. 2026-04-28
    historical $575
21. 2026-04-24
    listed $575
22. 2023-08-29
    historical
23. 2023-08-17
    listed
24. 2023-08-13
    historical
25. 2023-07-29
    listed
26. 2023-07-25
    historical
27. 2020-06-30
    historical
28. 2020-01-07
    listed $75,000
29. 2008-12-18
    soldstatus $90,000

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,352
• − Mortgage interest: −$3,361
• − Property taxes: −$1,007
• − Insurance: −$300
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,745
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,136/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: Bertie County Schools
• NCES district ID: 3700360
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,361
• Composite: 19.3/100
• National rank: #8797
• State rank: #165 of 178 in NC

Livability — Aulander

• Score: 56/100
• State rank: #623
• US rank: #22650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aulander, NC
• Population (ZIP): 3,187

Population outlook (Bertie County) Hauer SSP2

• Today (2025): 18,388 people
• By 2030: 17,285 · -6.0%
• By 2040: 14,982 · -18.5%
• By 2050: 12,963 · -29.5%
• By 2075: 10,051 · -45.3%
• By 2100: 8,320 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 37% Two or more races 2%
• Common ancestry: Italian 1% Danish 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Bertie

• 2024 margin: D (+15.7) · D 57.6% · R 41.9%
• 2008→2024 swing: -14.9pp toward R · 2008: 30.6pp · 2024: 15.7pp
• All cycles: 2024: D+15.7 2020: D+21.6 2016: D+25.2 2012: D+31.9 2008: D+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 142.9672
• 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

+33.2% since first listed

13 events — show timeline

• 2026-05-12 Listed $119,850 FSBO.com
• 2026-05-09 Price Changed $900 TURBOTENANT
• 2026-04-29 Listed for Rent $575 TURBOTENANT
• 2026-04-28 Rental Removed $575 TURBOTENANT
• 2026-04-24 Listed for Rent $575 TURBOTENANT
• 2023-08-29 Rental Removed — TURBOTENANT
• 2023-08-17 Listed for Rent — TURBOTENANT
• 2023-08-13 Rental Removed — TURBOTENANT
• 2023-07-29 Listed for Rent — TURBOTENANT
• 2023-07-25 Rental Removed — TURBOTENANT
• 2020-06-30 Listing Removed — Hive MLS
• 2020-01-07 Listed $75,000 Hive MLS
• 2008-12-18 Sold (Public Records) $90,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,007 · +0.0% YoY. Source: county tax records.