746 Burnt Mill Rd · Grover, NC 29702

$100,000

4 bd · 2.0 ba · 1,889 sqft · SingleFamily public records · 19 Days on market

Built 2004 1.00 ac lot

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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
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• 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

Seller will entertain seller financing on this home.4/2 almost 1900 sq ft investment home! Large master with walk in closet and full bath. Master flooring has been done and some new flooring in the living room as well. This home sits on an acre of land and has few neighbors around. Large living room and kitchen. Extra room could be a den, office, playroom or even another bedroom! Lots of potential in this home! Being sold AS-Is and will be cash or conventional only!

Key facts

• Ranch style layout
• Main level bedrooms
• 1 acre lot

Tags

• 1 ACRE LOT
• RANCH STYLE LAYOUT
• MAIN LEVEL BEDROOMS
• GRAVEL DRIVEWAY
• RENOVATION POTENTIAL

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Gravel parking; no garage
• Home design: Single-family residence; One story; Approximately 1,900 above-grade finished square feet
• Construction: Vinyl siding; Slab foundation; Built on a sloped, wooded 1-acre lot
• Exterior features: Composition roof

Interior

• Bedrooms: Four main-level bedrooms
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: No central heating; No central cooling
• Interior features: One-level living; Sloped and wooded lot setting

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#637 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blacksburg Elementary (math 34% / reading 36%, grade F, #339 of 597 statewide, top 57%, 362 students, 100% FRL); Blacksburg Middle (math 23% / reading 32%, grade F, #147 of 229 statewide, top 66%, 360 students, 72% FRL); Blacksburg High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 553 students, 80% FRL) — zoned schools average 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $285,239
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Burnt Mill Rd	0.19mi	3/2.0 (-1)	1,680 (-11%)	23mo	$254,000	$151	48

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $24,378
• Equity at exit: $14,910

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $73,435
• Equity at exit: $8,646

Cash invested: $28,000 (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 29702

• Home prices YoY: -23.9%
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $637

Break-even live

Break-even rent $789

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-09
   listed $100,000 Active
2. 2023-07-19
   soldstatus $150,000 Sold 470-char remark

   Show marketing remark (470 chars)

   Seller will entertain seller financing on this home.4/2 almost 1900 sq ft investment home! Large master with walk in closet and full bath. Master flooring has been done and some new flooring in the living room as well. This home sits on an acre of land and has few neighbors around. Large living room and kitchen. Extra room could be a den, office, playroom or even another bedroom! Lots of potential in this home! Being sold AS-Is and will be cash or conventional only!

3. 2023-07-08
   status Pending 470-char remark

   Show marketing remark (470 chars)

   Seller will entertain seller financing on this home.4/2 almost 1900 sq ft investment home! Large master with walk in closet and full bath. Master flooring has been done and some new flooring in the living room as well. This home sits on an acre of land and has few neighbors around. Large living room and kitchen. Extra room could be a den, office, playroom or even another bedroom! Lots of potential in this home! Being sold AS-Is and will be cash or conventional only!

4. 2023-06-20
   price $160,000 470-char remark

   Show marketing remark (470 chars)

   Seller will entertain seller financing on this home.4/2 almost 1900 sq ft investment home! Large master with walk in closet and full bath. Master flooring has been done and some new flooring in the living room as well. This home sits on an acre of land and has few neighbors around. Large living room and kitchen. Extra room could be a den, office, playroom or even another bedroom! Lots of potential in this home! Being sold AS-Is and will be cash or conventional only!

5. 2023-06-06
   listed $170,000 Active 470-char remark

   Show marketing remark (470 chars)

   Seller will entertain seller financing on this home.4/2 almost 1900 sq ft investment home! Large master with walk in closet and full bath. Master flooring has been done and some new flooring in the living room as well. This home sits on an acre of land and has few neighbors around. Large living room and kitchen. Extra room could be a den, office, playroom or even another bedroom! Lots of potential in this home! Being sold AS-Is and will be cash or conventional only!

6. 2018-01-31
   soldstatus $127,900 666-char remark

   Show marketing remark (666 chars)

   Country peace and quiet goes with this nice 4BR/2BA house. Updated eat-in kitchen with tile floors, all appliances stay, tile backsplash and large pantry. Huge family room with laminate floors and electric (plug-in) fireplace. Master BR split from other bedrooms. Master BR has large walk-in closet. Master bath with tile surround shower/tub. Next to Master is private office with work desk. 3 additional bedrooms on opposite side of house. And nice 2nd bath too. Separate laundry room (not a laundry closet). Rural setting, no restrictions and property owner can use property as they see fit. Decorative stone work on front porch too. Nicely price at only $127,900!

7. 2017-11-12
   listed $127,900 666-char remark

   Show marketing remark (666 chars)

   Country peace and quiet goes with this nice 4BR/2BA house. Updated eat-in kitchen with tile floors, all appliances stay, tile backsplash and large pantry. Huge family room with laminate floors and electric (plug-in) fireplace. Master BR split from other bedrooms. Master BR has large walk-in closet. Master bath with tile surround shower/tub. Next to Master is private office with work desk. 3 additional bedrooms on opposite side of house. And nice 2nd bath too. Separate laundry room (not a laundry closet). Rural setting, no restrictions and property owner can use property as they see fit. Decorative stone work on front porch too. Nicely price at only $127,900!

8. 2006-01-25
   soldstatus $35,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$137/yr (+$11/mo · 20.0%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,146
• − Mortgage interest: −$5,602
• − Property taxes: −$683
• − Insurance: −$500
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$2,909
• Taxable income: $6,389
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $6,116/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — Grover

• Score: 55/100
• State rank: #637
• US rank: #23207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,855

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 5% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.63%
• Current HPI: 158.1138
• 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

+185.7% since first listed

8 events — show timeline

• 2026-05-09 Listed $100,000 SPMLS
• 2023-07-19 Sold (MLS) $150,000 Greater Greenville MLS
• 2023-07-08 Pending — Greater Greenville MLS
• 2023-06-20 Price Changed $160,000 Greater Greenville MLS
• 2023-06-06 Listed $170,000 Greater Greenville MLS
• 2018-01-31 Sold (MLS) $127,900 SPMLS
• 2017-11-12 Listed $127,900 SPMLS
• 2006-01-25 Sold (Public Records) $35,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $683 · +17.8% YoY. Source: county tax records.