65 Maynard Ave · Ansonville, NC 28170

$64,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 371 Days on market

Built 1910 0.44 ac lot ↓ 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Spacious and inviting home featuring large rooms throughout, perfect for comfortable living and entertaining. The eat-in kitchen provides convenient dining space, while the covered front porch offers charming curb appeal and relaxation. Additional living space includes an enclosed side porch off the kitchen, ideal for casual dining or seasonal enjoyment. The property boasts a large, shady backyard that's perfect for play areas, outdoor activities, and family gatherings. This well-positioned home combines indoor comfort with excellent outdoor living potential in a desirable Ansonville location.

Key facts

• Covered front porch
• Enclosed side porch
• Large shady backyard

Tags

• EAT-IN KITCHEN
• COVERED FRONT PORCH
• ENCLOSED SIDE PORCH
• LARGE SHADY BACKYARD
• OUTDOOR LIVING POTENTIAL
• DESIRABLE ANSONVILLE LOCATION

Property features AI

Finance

• HOA & community: No HOA; Community features: Other

Exterior

• Parking: Parking spaces available
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation; Shingle roof
• Exterior features: Front porch; Property accessed via gravel and paved roads; Publicly maintained road

Interior

• Kitchen: Kitchen includes other appliances
• Bedrooms: Three bedrooms located on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Seven total rooms; Other kitchen appliances included
• Laundry & utility: Laundry room located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#586 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ansonville Elementary (math 42% / reading 52%, grade D-, #497 of 1,410 statewide, top 38%, 162 students, 98% FRL); Anson Middle (math 16% / reading 31%, grade F, #402 of 475 statewide, top 85%, 701 students, 100% FRL); Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 47% 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 D-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: 2.71% ✓
• Cap rate: 23.57%
• Cash-on-cash: 61.71%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $175,450
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Ridge St	0.26mi	3/1.5	1,363 (-6%)	20mo	$165,000	$121	59

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.7%
• Equity multiple: 6.22×
• Total profit: $94,896
• Equity at exit: $58,467

10-year hold

• IRR: 67.6%
• Equity multiple: 13.81×
• Total profit: $232,709
• Equity at exit: $126,086

Cash invested: $18,172 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 87
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $935

Break-even live

Break-even rent $576

Max offer price $64,900

Occupancy floor 42%

Sensitivity live

Price	-10% $971	-5% $953	+0% $935	+5% $916	+10% $898
Rent	-10% $796	-5% $865	+0% $935	+5% $1,004	+10% $1,073
Rate	-1.0pp $967	-0.5pp $951	base $935	+0.5pp $918	+1.0pp $901

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $64,900 Active 371 DOM
2. 2026-06-21
   days on market $64,900 Active 370 DOM
3. 2026-06-21
   days on market $64,900 Active 369 DOM
4. 2026-06-18
   days on market $64,900 Active 367 DOM
5. 2026-06-17
   days on market $64,900 Active 366 DOM
6. 2026-06-16
   days on market $64,900 Active 365 DOM
7. 2026-06-15
   days on market $64,900 Active 364 DOM
8. 2026-06-13
   days on market $64,900 Active 362 DOM
9. 2026-06-12
   days on market $64,900 Active 361 DOM
10. 2026-06-09
    days on market $64,900 Active 358 DOM
11. 2026-06-08
    days on market $64,900 Active 357 DOM
12. 2026-06-07
    days on market $64,900 Active 356 DOM
13. 2026-06-07
    days on market $64,900 Active 355 DOM
14. 2026-06-04
    days on market $64,900 Active 352 DOM
15. 2026-06-02
    days on market $64,900 Active 351 DOM
16. 2026-06-01
    days on market $64,900 Active 350 DOM
17. 2026-05-31
    days on market $64,900 Active 349 DOM
18. 2025-11-12
    price $64,900
19. 2025-09-15
    price $69,900
20. 2025-08-11
    price $74,900
21. 2025-06-16
    listed $79,900 Active
22. 2025-06-16
    historical $79,900

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,053 · $88/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,109
• − Mortgage interest: −$3,635
• − Property taxes: −$1,053
• − Insurance: −$324
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$1,888
• Taxable income: $10,830
• Est. tax owed @ 24.0%: −$2,599
• After-tax cash flow: $8,615/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Ansonville

• Score: 57/100
• State rank: #586
• US rank: #21545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonville, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

-18.8% since first listed

5 events — show timeline

• 2025-11-12 Price Changed $64,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $69,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $74,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-16 Listed $79,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-16 Coming Soon $79,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,053 · +0.0% YoY. Source: county tax records.