812 W Anderson St · Selma, NC 27576

$145,000

2 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 98 Days on market

Built 1930 6,969 sqft lot Est $261k · 44% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

Key facts

• New water heater
• Updated home
• Move in ready

Tags

• UPDATED HOME
• MAJOR UPGRADES
• NEW MINI SPLIT HVAC SYSTEM
• UPGRADED ELECTRICAL SERVICE
• NEW WATER HEATER
• MOVE IN READY

Property features AI

Finance

• Other: Living area approximately 1,450 (above grade finished area approx. 1,312; below grade finished area approx. 138); Lot about 0.16 acres
• HOA & community: No association

Exterior

• Parking: Open parking for 3 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: House; One level; Residential zoning
• Construction: Concrete foundation; Concrete, frame and wood siding construction; Aluminum roof; Built with no common walls (no one above or below)
• Exterior features: Privacy backyard fencing; Back yard fence; Paved, publicly maintained road access

Interior

• Kitchen: Electric oven; Electric range; Microwave; Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Blinds; Accessible bedroom, accessible central living area, and accessible closets
• Laundry & utility: In-unit laundry

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$260,750) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.6% in Selma — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#641 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B+, housing B; Watch: crime F, amenities F, commute F.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smithfield-Selma High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,503 students, 69% FRL) — zoned schools average 69% FRL vs 41% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,783 units permitted in Johnston County in 2024 (6 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 $4k of value loss. Plan a longer hold.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
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: 1.05% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $260,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 W Anderson St	0.04mi	2/1.0	1,390 (-7%)	14mo	$60,000	$43	75
506 W Walnut St	0.37mi	3/1.0 (+1)	1,403 (-6%)	10mo	$252,250	$180	59
601 W Walnut St	0.31mi	3/1.5 (+1)	1,312 (-12%)	3mo	$235,000	$179	56
602 S Massey St	0.51mi	3/1.0 (+1)	1,520 (+2%)	16mo	$147,500	$97	55
9031 W Anderson St Unit B	0.05mi	3/2.5 (+1)	1,656 (+11%)	20mo	$245,000	$148	51
213 N Brevard St	0.15mi	3/2.0 (+1)	1,684 (+13%)	18mo	$160,000	$95	48
412 N Green St	0.33mi	3/2.5 (+1)	1,682 (+13%)	6mo	$294,000	$175	47
103 W Preston St	0.60mi	3/1.0 (+1)	1,634 (+10%)	6mo	$55,000	$34	46
107 Eubank Ct	0.49mi	3/2.0 (+1)	1,354 (-9%)	9mo	$242,000	$179	46
511 W Noble St	0.28mi	3/2.0 (+1)	1,315 (-12%)	20mo	$225,000	$171	42
401 N Raiford St	0.56mi	3/2.0 (+1)	1,324 (-11%)	9mo	$267,500	$202	39
405 N Raiford St	0.56mi	3/2.0 (+1)	1,277 (-14%)	11mo	$261,500	$205	32

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,503
• Equity at exit: $21,620

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,174
• Equity at exit: $12,537

Cash invested: $40,600 (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 27576

• Home prices YoY: -23.1%
• Active inventory: 274
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$760
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $267

Break-even live

Break-even rent $1,188

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 W Oak St Selma, NC	2.0	1.0	992	$1,300	$1.31	23d	1	0.25mi
114 Boykin Ave Selma, NC	3.0	3.0	1238	$1,699	$1.37	23d	1	0.49mi
408 Merriman Dr Selma, NC	3.0	2.5	1263	$1,650	$1.31	3d	1	0.53mi
400 Reid Cir Selma, NC	3.0	2.0	1092	$1,580	$1.45	12d	1	0.62mi
102 Prancer Cir Selma, NC	3.0	2.0	1247	$1,700	$1.36	4d	1	0.82mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 98 DOM
2. 2026-06-17
   days on market $145,000 Active 97 DOM
3. 2026-06-16
   days on market $145,000 Active 96 DOM
4. 2026-06-15
   days on market $145,000 Active 95 DOM
5. 2026-06-13
   days on market $145,000 Active 93 DOM
6. 2026-06-13
   days on market $145,000 Active 92 DOM
7. 2026-06-09
   days on market $145,000 Active 89 DOM
8. 2026-06-08
   days on market $145,000 Active 88 DOM
9. 2026-06-07
   days on market $145,000 Active 87 DOM
10. 2026-06-05
    days on market $145,000 Active 84 DOM
11. 2026-06-03
    pricedays on market $145,000 Active 83 DOM
12. 2026-06-02
    days on market $149,500 Active 82 DOM
13. 2026-06-01
    days on market $149,500 Active 81 DOM
14. 2026-05-31
    days on market $149,500 Active 80 DOM
15. 2026-05-17
    price $149,500
16. 2026-05-08
    price $152,000
17. 2026-04-26
    price $159,000
18. 2026-04-15
    price $165,000
19. 2026-03-11
    listed $175,000 Active
20. 2021-10-20
    soldstatus $135,000 511-char remark

    Show marketing remark (511 chars)

    Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

21. 2021-10-20
    soldstatus $135,000 511-char remark

    Show marketing remark (511 chars)

    Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

22. 2021-10-20
    soldstatus $135,000

    Show marketing remark (511 chars)

    Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

23. 2021-08-16
    listed $135,000 511-char remark

    Show marketing remark (511 chars)

    Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

24. 2021-08-16
    listed $135,000 511-char remark

    Show marketing remark (511 chars)

    Two for one deal. Come check out this great opportunity two homes on one lot. The main house is over 1600 sq ft the second home is 900 sq ft and has a renter in place. The main house was occupied until 2 months ago has a fairly new refrigerator could be moved in as is or if you would like you could update it to your taste. The home is nice and cozy great outdoor area. The second home is 900sq ft has a great tenant in place who pay $500 a month it has new vinyl siding and roof that was installed in recently

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,310
• − Mortgage interest: −$8,122
• − Property taxes: −$1,411
• − Insurance: −$725
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,218
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,988/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Selma

• Score: 55/100
• State rank: #641
• US rank: #23364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, NC
• County: Johnston County · 175,441 people
• City population: 21,624
• Metro: Raleigh-Cary, NC
• Population (ZIP): 21,624
• Household income: $66,831
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 649.0

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Hispanic / Latino 27% Black 21% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 12% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.48%
• Current HPI: 234.1407
• Rent YoY: —
• Metro: Raleigh-Cary, 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

+10.7% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $149,500 TMLS
• 2026-05-08 Price Changed $152,000 TMLS
• 2026-04-26 Price Changed $159,000 TMLS
• 2026-04-15 Price Changed $165,000 TMLS
• 2026-03-11 Listed $175,000 TMLS
• 2021-10-20 Sold (Public Records) $135,000 Public Records
• 2021-10-20 Sold (MLS) $135,000 AMLSNC
• 2021-10-20 Sold (MLS) $135,000 TMLS
• 2021-08-16 Listed $135,000 AMLSNC
• 2021-08-16 Listed $135,000 TMLS

Property tax history

+2.3%/yr

Latest (2025): $1,411 · +115.3% YoY. Source: county tax records.