3948 Main Avenue Dr NW · Long View, NC 28601

$170,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 293 Days on market

Built 1946 0.33 ac lot Est $222k · 24% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Fixer-Upper Opportunity! Welcome to this handyman special, where potential meets possibility. This home is awaiting your creative touch to transform it into your dream home. The ample kitchen, and living room space creates a opens canvas for your personal vision. The main bedroom is joined with a large walk in closet. Outside, the generously sized yard provides space for outdoor entertaining, gardening, or simply enjoying the fresh air. Let your imagination run wild. Don't miss the detached carport, perfect for your car or a workshop. This Conveniently located property offers both tranquility and accessibility. Whether you're a seasoned investor looking for your next project or a homeowner with a vision, this handyman special is sure to inspire. This is a cash purchase property only, due to the absence of a heat source. Sold-as-is.

Key facts

• New shower
• Durable tin roof
• Practical kitchen

Tags

• BRIGHT OPEN LIVING SPACE
• BRAND NEW WINDOWS
• NEW HVAC SYSTEM
• DURABLE TIN ROOF
• NEW SHOWER
• PRACTICAL KITCHEN

Property features AI

Finance

• Financial info: Deed restrictions
• HOA & community: No HOA

Exterior

• Parking: Shared driveway
• Utilities: City water; Public sewer; Cable available
• Home design: Single family residence; Residential property; One story; Site-built; Zoned C-1 (Longview)
• Construction: Block construction; Metal roof; Slab foundation; Built on a site-built structure
• Exterior features: Covered porch/patio; Partial privacy fencing; Green area; Level lot; Roads are gravel and paved; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Walk-in closet(s) in one bedroom
• Flooring: Linoleum; Tile
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: 3 total rooms; Insulated windows; Pocket doors
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $17 ($202/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 $143k (15.7% below list).
• Recommended offer: $143k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#416 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F, employment F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ray Childers Elementary (math 40% / reading 39%, grade F, #694 of 1,410 statewide, top 53%, 457 students, 75% FRL); East Burke Middle (math 43% / reading 54%, grade C-, #127 of 475 statewide, top 28%, 645 students, 71% FRL); East Burke High (math 67% / reading 52%, grade C+, #216 of 535 statewide, top 43%, 879 students, 64% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 422 units permitted in Burke County in 2024 (94 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.
• Burke 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 293 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $143,381 (15.7% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $222,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 40th St NW	0.11mi	2/1.0	1,200 (+4%)	2mo	$152,000	$127	86
936 39th St SW	0.65mi	2/1.0	1,105 (-4%)	9mo	$187,500	$170	56
537 32nd St SW	0.64mi	3/1.0 (+1)	1,086 (-6%)	1mo	$189,900	$175	55
3502 1st Avenue Cir NW	0.48mi	3/1.0 (+1)	1,000 (-13%)	1mo	$199,000	$199	50
145 34th St NW	0.57mi	2/1.0	1,028 (-11%)	8mo	$97,000	$94	49
3119 6th Ave SW	0.72mi	3/1.5 (+1)	1,179 (+2%)	11mo	$225,000	$191	47
202 Pine Meadows St	0.58mi	3/2.0 (+1)	1,264 (+10%)	10mo	$260,000	$206	39
925 37th St SW	0.68mi	3/1.5 (+1)	1,250 (+8%)	10mo	$200,000	$160	39
1225 39th Street Cir SW	0.74mi	3/2.0 (+1)	1,260 (+9%)	2mo	$259,000	$206	38
103 Pine Meadows Cir	0.53mi	3/2.0 (+1)	1,290 (+12%)	11mo	$265,000	$205	37
3120 6th Ave SW	0.70mi	3/1.0 (+1)	984 (-15%)	6mo	$190,000	$193	33
1013 37th St SW	0.72mi	3/2.0 (+1)	1,300 (+13%)	9mo	$274,500	$211	29

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-25,165
• Equity at exit: $25,348

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-15,055
• Equity at exit: $14,698

Cash invested: $47,600 (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 28601

• Home prices YoY: -27.2%
• Rents YoY: 3.9%
• Active inventory: 422
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $17

Break-even live

Break-even rent $1,413

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $113	-5% $65	+0% $17	+5% $-31	+10% $-79
Rent	-10% $-96	-5% $-40	+0% $17	+5% $73	+10% $130
Rate	-1.0pp $102	-0.5pp $60	base $17	+0.5pp $-27	+1.0pp $-72

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 31st St SW Hickory, NC	3.0	2.5	1335	$1,775	$1.33	23d	1	0.80mi

Listing history 22 events

1. 2026-06-10
   days on market $170,000 Active 293 DOM
2. 2026-06-09
   days on market $170,000 Active 292 DOM
3. 2026-06-08
   days on market $170,000 Active 291 DOM
4. 2026-06-07
   days on market $170,000 Active 290 DOM
5. 2026-06-05
   days on market $170,000 Active 287 DOM
6. 2026-06-02
   days on market $170,000 Active 285 DOM
7. 2026-06-01
   days on market $170,000 Active 284 DOM
8. 2026-05-31
   days on market $170,000 Active 283 DOM
9. 2026-05-30
   days on market $170,000 Active 282 DOM
10. 2026-01-06
    price $170,000
11. 2025-09-16
    price $174,000
12. 2025-08-21
    listed $180,000 Active
13. 2024-06-13
    soldstatus $115,000 Closed 855-char remark

    Show marketing remark (855 chars)

    Fantastic Fixer-Upper Opportunity! Welcome to this handyman special, where potential meets possibility. This home is awaiting your creative touch to transform it into your dream home. The ample kitchen, and living room space creates a opens canvas for your personal vision. The main bedroom is joined with a large walk in closet. Outside, the generously sized yard provides space for outdoor entertaining, gardening, or simply enjoying the fresh air. Let your imagination run wild. Don't miss the detached carport, perfect for your car or a workshop. This Conveniently located property offers both tranquility and accessibility. Whether you're a seasoned investor looking for your next project or a homeowner with a vision, this handyman special is sure to inspire. This is a cash purchase property only, due to the absence of a heat source. Sold-as-is.

14. 2024-06-13
    soldstatus $115,000

    Show marketing remark (855 chars)

    Fantastic Fixer-Upper Opportunity! Welcome to this handyman special, where potential meets possibility. This home is awaiting your creative touch to transform it into your dream home. The ample kitchen, and living room space creates a opens canvas for your personal vision. The main bedroom is joined with a large walk in closet. Outside, the generously sized yard provides space for outdoor entertaining, gardening, or simply enjoying the fresh air. Let your imagination run wild. Don't miss the detached carport, perfect for your car or a workshop. This Conveniently located property offers both tranquility and accessibility. Whether you're a seasoned investor looking for your next project or a homeowner with a vision, this handyman special is sure to inspire. This is a cash purchase property only, due to the absence of a heat source. Sold-as-is.

15. 2024-05-13
    status Pending 855-char remark

    Show marketing remark (855 chars)

    Fantastic Fixer-Upper Opportunity! Welcome to this handyman special, where potential meets possibility. This home is awaiting your creative touch to transform it into your dream home. The ample kitchen, and living room space creates a opens canvas for your personal vision. The main bedroom is joined with a large walk in closet. Outside, the generously sized yard provides space for outdoor entertaining, gardening, or simply enjoying the fresh air. Let your imagination run wild. Don't miss the detached carport, perfect for your car or a workshop. This Conveniently located property offers both tranquility and accessibility. Whether you're a seasoned investor looking for your next project or a homeowner with a vision, this handyman special is sure to inspire. This is a cash purchase property only, due to the absence of a heat source. Sold-as-is.

16. 2024-05-06
    listed $120,000 Active 855-char remark

    Show marketing remark (855 chars)

    Fantastic Fixer-Upper Opportunity! Welcome to this handyman special, where potential meets possibility. This home is awaiting your creative touch to transform it into your dream home. The ample kitchen, and living room space creates a opens canvas for your personal vision. The main bedroom is joined with a large walk in closet. Outside, the generously sized yard provides space for outdoor entertaining, gardening, or simply enjoying the fresh air. Let your imagination run wild. Don't miss the detached carport, perfect for your car or a workshop. This Conveniently located property offers both tranquility and accessibility. Whether you're a seasoned investor looking for your next project or a homeowner with a vision, this handyman special is sure to inspire. This is a cash purchase property only, due to the absence of a heat source. Sold-as-is.

17. 2024-04-22
    price $134,900
18. 2024-04-15
    listed $139,000 Active
19. 2023-09-01
    soldstatus $89,000 Closed
20. 2023-08-24
    historical Active Under Contract
21. 2023-08-18
    listed $89,000 Active
22. 2014-02-11
    soldstatus $35,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$349/yr (+$29/mo · 33.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,206
• − Mortgage interest: −$9,523
• − Property taxes: −$1,045
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,945
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $852/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Long View

• Score: 63/100
• State rank: #416
• US rank: #15606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long View, NC
• County: Catawba County · 105,763 people
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 53,329
• Household income: $67,817
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1276.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 9% Black 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.98%
• Current HPI: 241.0743
• Rent YoY: ▲ 3.91%
• Metro: Hickory-Lenoir-Morganton, NC
• 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

+385.7% since first listed

13 events — show timeline

• 2026-01-06 Price Changed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $174,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-21 Listed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-13 Sold (Public Records) $115,000 Public Records
• 2024-06-13 Sold (MLS) $115,000 CANOPYMLS as Distributed by MLS Grid
• 2024-05-13 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-05-06 Listed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2024-04-22 Price Changed $134,900 CANOPYMLS as Distributed by MLS Grid
• 2024-04-15 Listed $139,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-01 Sold (MLS) $89,000 CANOPYMLS as Distributed by MLS Grid
• 2023-08-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-08-18 Listed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2014-02-11 Sold (Public Records) $35,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,045 · +55.3% YoY. Source: county tax records.