221 Stroud St · Sanford, NC 27330

$167,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.31 ac lot Est $145k · 15% over

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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 +14.9/30.0
• DSCR +4.6/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1950

Tags

• THREE GREAT STORAGE SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $50 ($602/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 $144k (14.1% below list).
• Recommended offer: $144k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Sanford — 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 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, commute F.
• Lee County Schools (rural): math 31% / reading 39% proficiency, ranked #131 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tramway Elementary (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 545 students, 47% FRL); West Lee Middle (math 25% / reading 39%, grade F, #317 of 475 statewide, top 68%, 607 students, 70% FRL); Lee County High (math 39% / reading 44%, grade F, #381 of 535 statewide, top 72%, 1,508 students, 60% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 528 active listings in the ZIP; 602 units permitted in Lee County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $143,500 (14.1% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $145,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Mcgill St	0.41mi	2/1.0	702 (-10%)	16mo	$105,000	$150	50
134 Mc Gill St	0.41mi	2/1.0	888 (+14%)	18mo	$165,000	$186	42

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-21,454
• Equity at exit: $24,900

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,317
• Equity at exit: $14,439

Cash invested: $46,760 (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 27330

• Home prices YoY: -19.4%
• Rents YoY: 4.7%
• Active inventory: 528
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $50

Break-even live

Break-even rent $1,372

Max offer price $167,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $97	+0% $50	+5% $3	+10% $-44
Rent	-10% $-63	-5% $-7	+0% $50	+5% $107	+10% $163
Rate	-1.0pp $134	-0.5pp $93	base $50	+0.5pp $7	+1.0pp $-37

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2024-07-09
   soldstatus $170,000
2. 2024-06-01
   status Pending
3. 2024-05-29
   listed $167,000 Active
4. 2022-07-07
   soldstatus $80,000 Closed 196-char remark

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

5. 2022-07-07
   soldstatus $80,000 196-char remark

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

6. 2022-07-07
   soldstatus $80,000

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

7. 2022-06-23
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

8. 2022-06-20
   price $95,000 196-char remark

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

9. 2022-05-23
   listed $99,900 Active 196-char remark

   Show marketing remark (196 chars)

   Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

10. 2022-05-23
    listed $95,000 196-char remark

    Show marketing remark (196 chars)

    Cozy 2 bedroom 1 bathroom home in the heart of Sanford. Convenient to shopping and dining areas. Newly remodeled bathroom! Hardwood floors. 4 outdoor storage sheds convey. Perfect for an investor!

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $17,220
• − Mortgage interest: −$9,355
• − Property taxes: −$1,658
• − Insurance: −$835
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,858
• Taxable loss: −$2,241
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,139/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: Lee County Schools
• NCES district ID: 3702560
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $45,300
• Composite: 29.87/100
• National rank: #6403
• State rank: #131 of 178 in NC

Livability — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, NC
• County: Lee County · 76,725 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 39,778
• Household income: $61,300
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 928.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 63,008 people
• By 2030: 64,443 · +2.3%
• By 2040: 66,898 · +6.2%
• By 2050: 68,310 · +8.4%
• By 2075: 70,920 · +12.6%
• By 2100: 70,402 · +11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 21% Black 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 17%

Political lean MEDSL · Lee

• 2024 margin: R (+17.5) · D 40.8% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -8.4pp · 2024: -17.5pp
• All cycles: 2024: R+17.5 2020: R+14.9 2016: R+13.2 2012: R+10.2 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.62%
• Current HPI: 302.3589
• Rent YoY: ▲ 4.66%
• Metro: Sanford, 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

+70.2% since first listed

10 events — show timeline

• 2024-07-09 Sold (Public Records) $170,000 Public Records
• 2024-06-01 Pending — TMLS
• 2024-05-29 Listed $167,000 TMLS
• 2022-07-07 Sold (Public Records) $80,000 Public Records
• 2022-07-07 Sold (MLS) $80,000 LPRMLS
• 2022-07-07 Sold (MLS) $80,000 TMLS
• 2022-06-23 Pending — TMLS
• 2022-06-20 Price Changed $95,000 TMLS
• 2022-05-23 Listed $95,000 LPRMLS
• 2022-05-23 Listed $99,900 TMLS

Property tax history

+9.1%/yr

Latest (2025): $1,658 · +46.8% YoY. Source: county tax records.