101 N Rockingham St · Robbins, NC 27325

$140,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 77 Days on market

Built 1943 8,276 sqft lot Est $200k · 30% under ↓ 30% since listing

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• Appreciation +7.5/10.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

Key facts

• Walk-out basement
• 8,276 sq ft lot
• Built 1943

Tags

• WALK-OUT BASEMENT
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% 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: 20 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($968 loan paydown + $7k appreciation (5.0% local appreciation)).
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1943 — 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 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?
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: 1.19% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $199,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Rockingham St	0.00mi	3/2.0	1,504 (+2%)	1mo	$128,000	$85	96
240 E Virginia St	0.47mi	3/1.0	1,250 (-15%)	10mo	$170,000	$136	41

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

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.52×
• Total profit: $59,660
• Equity at exit: $79,448

10-year hold

• IRR: 23.5%
• Equity multiple: 5.00×
• Total profit: $156,676
• Equity at exit: $137,208

Cash invested: $39,200 (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 27325

• Home prices YoY: 3.0%
• Active inventory: 20
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $429

Break-even live

Break-even rent $1,126

Max offer price $140,000

Occupancy floor 69%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-23
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

2. 2026-04-23
   status Pending

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

3. 2026-04-23
   status Pending 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

4. 2026-03-24
   price $140,000 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

5. 2026-03-24
   price $140,000 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

6. 2026-03-24
   price $140,000

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

7. 2026-03-06
   price $160,000 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

8. 2026-03-06
   price $160,000

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

9. 2026-03-06
   price $160,000 527-char remark

   Show marketing remark (527 chars)

   Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

10. 2026-02-23
    status Active
11. 2026-02-21
    status Active 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

12. 2026-02-21
    status Active 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

13. 2026-02-06
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

14. 2026-02-06
    status Pending

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

15. 2026-02-06
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

16. 2026-01-23
    price $170,000 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

17. 2026-01-23
    price $170,000

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

18. 2026-01-23
    price $170,000 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

19. 2026-01-19
    listed $180,000 Active
20. 2026-01-10
    listed $180,000 Active 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

21. 2026-01-10
    listed $180,000 Active 527-char remark

    Show marketing remark (527 chars)

    Back on market! Great opportunity in the heart of Robbins, just minutes to downtown. This corner-lot property is zoned CBD (Commercial Business District) and is grandfathered for residential use, offering flexible mixed-use potential for residential and/or commercial purposes (buyer to verify intended use with the Town of Robbins). Basement offers potential for additional finished space. Ideal for those seeking a live/work setup or investment opportunity in a growing downtown area. Cash motivated open to reasonable offer!

22. 2022-08-30
    soldstatus $120,000 Closed
23. 2022-08-30
    soldstatus $120,000
24. 2022-07-30
    status Pending
25. 2022-07-14
    price $150,000
26. 2022-07-06
    price $175,000
27. 2022-06-29
    listed $200,000 Active

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $20,020
• − Mortgage interest: −$7,842
• − Property taxes: −$1,160
• − Insurance: −$700
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,073
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $4,415/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

• Census place: Robbins, NC
• Population (ZIP): 7,261

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 72% English-only · Spanish 28%

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: ▲ 5.01%
• Current HPI: 172.9902
• 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

-30.0% since first listed

27 events — show timeline

• 2026-04-23 Pending — Hive MLS
• 2026-04-23 Pending — Triad MLS
• 2026-04-23 Pending — LPRMLS
• 2026-03-24 Price Changed $140,000 Hive MLS
• 2026-03-24 Price Changed $140,000 LPRMLS
• 2026-03-24 Price Changed $140,000 Triad MLS
• 2026-03-06 Price Changed $160,000 Hive MLS
• 2026-03-06 Price Changed $160,000 Triad MLS
• 2026-03-06 Price Changed $160,000 LPRMLS
• 2026-02-23 Relisted — Triad MLS
• 2026-02-21 Relisted — LPRMLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-06 Pending — Hive MLS
• 2026-02-06 Pending — Triad MLS
• 2026-02-06 Pending — LPRMLS
• 2026-01-23 Price Changed $170,000 Hive MLS
• 2026-01-23 Price Changed $170,000 Triad MLS
• 2026-01-23 Price Changed $170,000 LPRMLS
• 2026-01-19 Listed $180,000 Triad MLS
• 2026-01-10 Listed $180,000 Hive MLS
• 2026-01-10 Listed $180,000 LPRMLS
• 2022-08-30 Sold (Public Records) $120,000 Public Records
• 2022-08-30 Sold (MLS) $120,000 Hive MLS
• 2022-07-30 Pending — Hive MLS
• 2022-07-14 Price Changed $150,000 Hive MLS
• 2022-07-06 Price Changed $175,000 Hive MLS
• 2022-06-29 Listed $200,000 Hive MLS

Property tax history

+2.3%/yr

Latest (2024): $1,160 · -2.8% YoY. Source: county tax records.