465 Whitehead Rd · Enfield, NC 27823

$169,900

4 bd · 2.0 ba · 2,055 sqft · SingleFamily public records · 466 Days on market

Built 1984 1.52 ac lot

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Why this score? — see what drove the D 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 +12.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Country living at it's best! This spacious one story home has 4 bedrooms, 2 full baths, bonus area, two large garages and sits on 1.52 acres! Solid home with good bones! Looking for a peaceful and relaxing home? This is the one for you! Well and septic on site. Large detached two story workshop. There are 2 wells on the property.

Key facts

• 1.52 acre lot
• 3 garage spots
• Built 1984

Property features AI

Exterior

• Parking: 3 total parking spaces; Attached 3-car garage; Off-street parking on site
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Water connected; Sewer connected; Cable available; Other utilities available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; See remarks for additional construction details
• Exterior features: Shingle roof; No patio or porch; No pool; No fencing; Private road frontage; Lot dimensions approximately 301 x 311.2 (1.52 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Walk-in closet(s); Crawl space basement (no finished basement)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (22.4% below list).
• Recommended offer: $132k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#556 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, crime B; Watch: amenities F, commute F, employment F.
• Halifax County Schools (rural): math 6% / reading 24% proficiency, ranked #177 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Inborden Elementary S.T.E.A.M. Academy (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 206 students, 98% FRL); Enfield Middle S.T.E.A.M. Academy (math 2% / reading 15%, grade F, #475 of 475 statewide, top 100%, 210 students, 99% FRL); Southeast Halifax Collegiate Prep Academ (math 5% / reading 34%, grade F, #492 of 535 statewide, top 93%, 196 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.8% local appreciation)).
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask has dropped $60k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $170k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,855 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.92×
• Total profit: $43,923
• Equity at exit: $104,212

10-year hold

• IRR: 14.4%
• Equity multiple: 3.77×
• Total profit: $131,884
• Equity at exit: $186,783

Cash invested: $47,572 (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 27823

• Home prices YoY: 3.1%
• Active inventory: 28
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-42

Break-even live

Break-even rent $1,371

Max offer price $162,534

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $6	+0% $-42	+5% $-90	+10% $-138
Rent	-10% $-146	-5% $-94	+0% $-42	+5% $10	+10% $62
Rate	-1.0pp $44	-0.5pp $2	base $-42	+0.5pp $-86	+1.0pp $-131

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $169,900 Active 466 DOM
2. 2026-06-19
   days on market $169,900 Active 464 DOM
3. 2026-06-18
   days on market $169,900 Active 463 DOM
4. 2026-06-17
   days on market $169,900 Active 462 DOM
5. 2026-06-16
   days on market $169,900 Active 461 DOM
6. 2026-06-15
   days on market $169,900 Active 460 DOM
7. 2026-06-14
   days on market $169,900 Active 458 DOM
8. 2026-06-12
   days on market $169,900 Active 457 DOM
9. 2026-06-09
   days on market $169,900 Active 454 DOM
10. 2026-06-08
    days on market $169,900 Active 453 DOM
11. 2026-06-07
    days on market $169,900 Active 452 DOM
12. 2026-06-07
    days on market $169,900 Active 451 DOM
13. 2026-06-02
    days on market $169,900 Active 447 DOM
14. 2026-06-01
    days on market $169,900 Active 446 DOM
15. 2026-05-31
    days on market $169,900 Active 445 DOM
16. 2026-05-30
    days on market $169,900 Active 444 DOM
17. 2026-04-01
    status Active
18. 2026-03-26
    status Active
19. 2026-03-26
    historical
20. 2026-03-06
    status Active
21. 2026-03-02
    historical Active Under Contract
22. 2026-03-02
    historical
23. 2026-02-21
    status Active
24. 2026-02-20
    historical
25. 2026-02-14
    status Active
26. 2025-12-23
    historical Active Under Contract
27. 2025-12-20
    status Active
28. 2025-12-19
    historical
29. 2025-11-01
    status Active
30. 2025-10-31
    historical
31. 2025-07-30
    price $180,000
32. 2025-07-08
    price $195,000
33. 2025-06-02
    price $210,000
34. 2025-05-01
    price $220,000
35. 2025-03-04
    listed $229,900 Active
36. 2020-11-06
    soldstatus $94,000 335-char remark

    Show marketing remark (335 chars)

    Country living at it's best! This spacious one story home has 4 bedrooms, 2 full baths, bonus area, two large garages and sits on 1.52 acres! Solid home with good bones! Looking for a peaceful and relaxing home? This is the one for you! Well and septic on site. Large detached two story workshop. There are 2 wells on the property.

37. 2020-01-14
    listed $112,500 335-char remark

    Show marketing remark (335 chars)

    Country living at it's best! This spacious one story home has 4 bedrooms, 2 full baths, bonus area, two large garages and sits on 1.52 acres! Solid home with good bones! Looking for a peaceful and relaxing home? This is the one for you! Well and septic on site. Large detached two story workshop. There are 2 wells on the property.

38. 2019-12-30
    historical
39. 2019-07-25
    listed $128,300
40. 2018-11-27
    historical
41. 2017-11-28
    listed $149,900

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,823
• − Mortgage interest: −$9,517
• − Property taxes: −$1,459
• − Insurance: −$850
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,943
• Taxable loss: −$3,477
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $334/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: Halifax County Schools
• NCES district ID: 3701950
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 24% ▼ -1.00%
• Median HH income: $29,104
• Composite: 11.7/100
• National rank: #9690
• State rank: #177 of 178 in NC

Livability — Enfield

• Score: 59/100
• State rank: #556
• US rank: #20483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,498

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 12% Two or more races 3% Native American 2% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.76%
• Current HPI: 188.4289
• 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

+20.1% since first listed

25 events — show timeline

• 2026-04-01 Relisted — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-06 Relisted — Hive MLS
• 2026-03-02 Contingent — Hive MLS
• 2026-03-02 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-14 Relisted — Hive MLS
• 2025-12-23 Contingent — Hive MLS
• 2025-12-20 Relisted — Hive MLS
• 2025-12-19 Listing Removed — Hive MLS
• 2025-11-01 Relisted — Hive MLS
• 2025-10-31 Listing Removed — Hive MLS
• 2025-07-30 Price Changed $180,000 Hive MLS
• 2025-07-08 Price Changed $195,000 Hive MLS
• 2025-06-02 Price Changed $210,000 Hive MLS
• 2025-05-01 Price Changed $220,000 Hive MLS
• 2025-03-04 Listed $229,900 Hive MLS
• 2020-11-06 Sold (MLS) $94,000 Hive MLS
• 2020-01-14 Listed $112,500 Hive MLS
• 2019-12-30 Listing Removed — Hive MLS
• 2019-07-25 Listed $128,300 Hive MLS
• 2018-11-27 Listing Removed — Hive MLS
• 2017-11-28 Listed $149,900 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $1,459 · +0.8% YoY. Source: county tax records.