4115 Busbee Rd · Robbins, NC 27341

$99,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 48 Days on market

Built 1927 4.00 ac lot

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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 +24.0/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

Key facts

• Pond
• Mobile home
• Travel trailer

Tags

• 4.029 ACRE PROPERTY
• POND
• 150 FEET CHICKEN HOUSE
• MOBILE HOME
• TRAVEL TRAILER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $99k (1.0% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#270 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4115 Busbee Rd	0.00mi	2/1.0	1,080 (0%)	0mo	$90,000	$83	100
4083 Busbee Rd	0.13mi	3/1.0 (+1)	1,200 (+11%)	12mo	$235,000	$196	60

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,721
• Equity at exit: $14,895

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $12,674
• Equity at exit: $8,638

Cash invested: $27,972 (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 27341

• Home prices YoY: -10.8%
• Active inventory: 31
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $197

Break-even live

Break-even rent $741

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-10-09
   status Pending

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

2. 2025-10-09
   status Pending 547-char remark

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

3. 2025-09-09
   status Active

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

4. 2025-09-09
   status Active 547-char remark

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

5. 2025-08-04
   status Pending
6. 2025-07-31
   status Pending 547-char remark

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

7. 2025-07-17
   listed $99,900 Active
8. 2025-07-16
   listed $99,900 Active 547-char remark

   Show marketing remark (547 chars)

   The possibilities are endless with this 4.029 acre property in the Pottery Capital of the World!! This amazing homestead features country living at its finest. The 2 bedroom 1 bath farmhouse was built in 1927. The home will need some work. The property has a pond, numerous buildings, and also features a 150 feet chicken house that needs work to get back operational. There is also a mobile home and travel trailer on the property that can be lived in also. Make your appointment to see this house and make it yours today before it is too late!!!

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$583/yr (+$49/mo · 247.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,874
• − Mortgage interest: −$5,596
• − Property taxes: −$236
• − Insurance: −$500
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,906
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,181/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Robbins

• Score: 66/100
• State rank: #270
• US rank: #11758

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

• Population (ZIP): 4,201

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 5%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.21%
• Current HPI: 233.0423
• 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

+0.0% since first listed

8 events — show timeline

• 2025-10-09 Pending — TMLS
• 2025-10-09 Pending — Triad MLS
• 2025-09-09 Relisted — TMLS
• 2025-09-09 Relisted — Triad MLS
• 2025-08-04 Pending — TMLS
• 2025-07-31 Pending — Triad MLS
• 2025-07-17 Listed $99,900 TMLS
• 2025-07-16 Listed $99,900 Triad MLS

Property tax history

+0.0%/yr

Latest (2024): $236 · -6.3% YoY. Source: county tax records.