39273 Wright Rd · Badin, NC 28127

$65,000

1 bd · 1.0 ba · 664 sqft · SingleFamily public records · 610 Days on market

Built 1930 0.51 ac lot ↓ 55% 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
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect retreat at 39273 Wright Road! This charming 1-bedroom, 1-bathroom home is nestled on a spacious, approximately 0.5-acre corner lot, offering both privacy and room to add or build additional structures. While this home needs some TLC, offers a 3/4 deck, new HVAC, a private wooded lot, and is within a few miles of Badin Lake and other recreational facilities. This property is also an excellent investment opportunity, as it has previously been used as a rental property. CASH ONLY

Key facts

• New hvac
• Private wooded lot
• Corner lot

Tags

• CORNER LOT
• NEW HVAC
• PRIVATE WOODED LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 2.5% in Badin — 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 65/100 on livability (#329 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D, amenities F, commute F.
• Stanly County Schools (rural): math 38% / reading 42% proficiency, ranked #113 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 185 active listings in the ZIP; 367 units permitted in Stanly County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stanly County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 610 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $80k (55%) 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, 27% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 610 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 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 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. 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: 2.02% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.27%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $140,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40420 Martin Rd	0.50mi	2/1.0 (+1)	646 (-3%)	19mo	$136,000	$211	52

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: 39.0%
• Equity multiple: 2.66×
• Total profit: $30,287
• Equity at exit: $9,692

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $78,898
• Equity at exit: $5,620

Cash invested: $18,200 (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 28127

• Home prices YoY: -14.4%
• Active inventory: 185
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $641

Break-even live

Break-even rent $500

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $678	-5% $660	+0% $641	+5% $623	+10% $604
Rent	-10% $537	-5% $589	+0% $641	+5% $693	+10% $745
Rate	-1.0pp $674	-0.5pp $658	base $641	+0.5pp $624	+1.0pp $607

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-14
   status Pending
2. 2025-11-08
   price $65,000
3. 2025-11-03
   status Active
4. 2025-11-03
   price $70,000
5. 2025-10-06
   status Pending
6. 2025-07-07
   price $90,000
7. 2025-06-18
   status Active
8. 2025-04-22
   price $99,500
9. 2024-11-26
   price $110,000
10. 2024-09-24
    status Active
11. 2024-08-21
    price $127,500
12. 2024-05-01
    listed $145,000 Active

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$204/yr (+$17/mo · 62.0%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,744
• − Mortgage interest: −$3,641
• − Property taxes: −$329
• − Insurance: −$325
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,891
• Taxable income: $7,039
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $6,004/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: Stanly County Schools
• NCES district ID: 3704320
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $43,802
• Composite: 33.9/100
• National rank: #5343
• State rank: #113 of 178 in NC

Livability — Badin

• Score: 65/100
• State rank: #329
• US rank: #13419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,343
• Population (ZIP): 7,684

Population outlook (Stanly County) Hauer SSP2

• Today (2025): 60,082 people
• By 2030: 59,485 · -1.0%
• By 2040: 57,407 · -4.5%
• By 2050: 54,051 · -10.0%
• By 2075: 45,384 · -24.5%
• By 2100: 34,694 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Stanly

• 2024 margin: Solid R (+50.9) · D 24.2% · R 75.1%
• 2008→2024 swing: -14.2pp toward R · 2008: -36.7pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+51.1 2016: R+50.2 2012: R+40.4 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.16%
• Current HPI: 250.9235
• 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

-55.2% since first listed

12 events — show timeline

• 2026-03-14 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $65,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $70,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-06 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-18 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $99,500 CANOPYMLS as Distributed by MLS Grid
• 2024-11-26 Price Changed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2024-09-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-08-21 Price Changed $127,500 CANOPYMLS as Distributed by MLS Grid
• 2024-05-01 Listed $145,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $329 · +31.4% YoY. Source: county tax records.