219 E Clinton St · Autryville, NC 28318

$185,000

2 bd · 1.0 ba · 912 sqft · Manufactured public records · 15 Days on market

Built 1969

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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 +18.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Small town charm meets peaceful country living! This adorable 2 bed, 2 full bath home is full of character and sits on approximately . 73 acres with plenty of room to enjoy the outdoors. Inside, you’ll find hardwood and laminate flooring throughout, a spacious kitchen featuring tile countertops, abundant cabinet space, and a cozy eat in dining area. Both bathrooms offer their own unique style, one featuring a beautiful stand-alone soaking tub and the other a tile shower with convenient linen storage in each. Enjoy your morning coffee on the front deck or unwind in the evenings on the back deck overlooking the property. Outside, this property offers even more flexibility with a d

Key facts

• Hardwood flooring
• Laminate flooring
• Tile countertops

Tags

• HARDWOOD FLOORING
• LAMINATE FLOORING
• TILE COUNTERTOPS
• ABUNDANT CABINET SPACE
• STAND-ALONE SOAKING TUB
• TILE SHOWER

Property features AI

Exterior

• Parking: Detached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Holding tank and septic sewer
• Home design: Single family residence; Residential zoning
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Deck; Storm door(s)

Interior

• Kitchen: Microwave; Range
• Bedrooms: Total rooms: 5
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $160k (13.5% below list).
• Recommended offer: $160k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#592 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roseboro-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.2% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $185k implies a 517% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire 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 $160,000 (13.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.49×
• Total profit: $25,441
• Equity at exit: $75,061

10-year hold

• IRR: 11.9%
• Equity multiple: 2.64×
• Total profit: $85,039
• Equity at exit: $109,720

Cash invested: $51,800 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $171

Break-even live

Break-even rent $1,384

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Fox Run Ln Unit 2 Autryville, NC	2.0	2.0	925	$1,600	$1.73	14d	1	0.60mi

Listing history 13 events

1. 2026-06-18
   days on market $185,000 Active 15 DOM
2. 2026-06-17
   price $185,000 Active 14 DOM
3. 2026-06-17
   days on market $190,000 Active 14 DOM
4. 2026-06-16
   days on market $190,000 Active 13 DOM
5. 2026-06-15
   days on market $190,000 Active 12 DOM
6. 2026-06-14
   days on market $190,000 Active 10 DOM
7. 2026-06-13
   days on market $190,000 Active 9 DOM
8. 2026-06-10
   days on market $190,000 Active 7 DOM
9. 2026-06-09
   days on market $190,000 Active 6 DOM
10. 2026-06-08
    days on market $190,000 Active 5 DOM
11. 2026-06-07
    days on market $190,000 Active 4 DOM
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $190,000 Active 1 DOM

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$966/yr (+$80/mo · 175.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,200
• − Mortgage interest: −$10,363
• − Property taxes: −$551
• − Insurance: −$925
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,382
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,312/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Autryville

• Score: 57/100
• State rank: #592
• US rank: #21630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Autryville, NC
• Population (ZIP): 4,303

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 263.6889
• 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

+533.3% since first listed

4 events — show timeline

• 2026-06-03 Listed $190,000 LPRMLS
• 2026-05-04 Rental Removed $1,400 TMLS
• 2026-04-08 Listed for Rent $1,400 TMLS
• 2019-10-30 Sold (Public Records) $30,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $551 · +5.5% YoY. Source: county tax records.