116 Foster St · Jonesville, NC 28642

$110,250

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 67 Days on market

Built 1964 6,534 sqft lot Est $218k · 50% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• 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

Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

Key facts

• 6,534 sq ft lot
• Built 1964
• Listed 67 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential single-family house; Stick/site-built construction; One story; Built in 1964
• Construction: Composite siding; Crawl space foundation
• Exterior features: Public water; Publicly maintained road

Interior

• Kitchen: Electric water heater (appliance listed)
• Bedrooms: Bedrooms located on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (electric); No central cooling
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $104k (5.6% below list).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.2% in Jonesville — 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 56/100 on livability (#629 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime D-, amenities F.
• Yadkin County Schools (rural): math 46% / reading 46% proficiency, ranked #86 of 178 in NC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 132 units permitted in Yadkin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $762 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yadkin County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,635 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
6. 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?
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: 0.94% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Cedarbrook Rd	0.41mi	3/1.0	1,012 (-10%)	2mo	$60,000	$59	63
5514 Cedarbrook Rd	0.56mi	3/2.0	1,186 (+6%)	2mo	$245,000	$207	58
510 S Mineral Springs Dr	0.37mi	3/2.0	1,040 (-7%)	13mo	$150,000	$144	56
5516 Cedarbrook Rd	0.56mi	3/2.0	1,232 (+10%)	4mo	$239,999	$195	50
218 Cedarbrook Rd	0.46mi	2/2.0 (-1)	952 (-15%)	5mo	$200,000	$210	41
113 S Swaim St	0.73mi	2/1.0 (-1)	1,044 (-7%)	24mo	$180,000	$172	30

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,094
• Equity at exit: $16,439

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $7,550
• Equity at exit: $9,532

Cash invested: $30,870 (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 28642

• Home prices YoY: -10.8%
• Active inventory: 42
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$578
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $170

Break-even live

Break-even rent $826

Max offer price $110,250

Occupancy floor 79%

Sensitivity live

Price	-10% $232	-5% $201	+0% $170	+5% $139	+10% $108
Rent	-10% $88	-5% $129	+0% $170	+5% $211	+10% $252
Rate	-1.0pp $225	-0.5pp $198	base $170	+0.5pp $141	+1.0pp $112

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: $27,562
• Closing costs: $3,308
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $110,250 Active 67 DOM
2. 2026-06-17
   days on market $110,250 Active 66 DOM
3. 2026-06-16
   days on market $110,250 Active 65 DOM
4. 2026-06-15
   days on market $110,250 Active 64 DOM
5. 2026-06-14
   days on market $110,250 Active 62 DOM
6. 2026-06-10
   days on market $110,250 Active 59 DOM
7. 2026-06-09
   days on market $110,250 Active 58 DOM
8. 2026-06-08
   days on market $110,250 Active 57 DOM
9. 2026-06-07
   days on market $110,250 Active 56 DOM
10. 2026-06-05
    days on market $110,250 Active 53 DOM
11. 2026-06-03
    days on market $110,250 Active 52 DOM
12. 2026-06-02
    days on market $110,250 Active 51 DOM
13. 2026-06-01
    days on market $110,250 Active 50 DOM
14. 2026-05-31
    days on market $110,250 Active 49 DOM
15. 2026-05-31
    days on market $110,250 Active 48 DOM
16. 2026-04-12
    listed $110,250 Active
17. 2023-01-05
    soldstatus $42,000 Closed 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

18. 2023-01-05
    soldstatus $42,000

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

19. 2022-12-24
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

20. 2022-12-18
    historical Due Diligence Period 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

21. 2022-12-12
    price $56,900 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

22. 2022-12-06
    price $59,900 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

23. 2022-11-23
    status Active 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

24. 2022-11-18
    historical Due Diligence Period 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

25. 2022-11-16
    status Active 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

26. 2022-10-28
    historical Due Diligence Period 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

27. 2022-10-26
    listed $69,900 Active 373-char remark

    Show marketing remark (373 chars)

    Older cottage in need of TLC! Located at the end of Foster Street this cute cottage would make the perfect fixer upper or investment property!! Home had a new roof put on at the end of 2020 and a new HVAC in 2019. Convenient location in Jonesville is close to everything...shopping, restaurants, wineries, breweries, schools, and the interstate. Home is being sold as is.

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$565/yr (+$47/mo · 166.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,491
• − Mortgage interest: −$6,176
• − Property taxes: −$339
• − Insurance: −$551
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,207
• Taxable income: $219
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,987/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: Yadkin County Schools
• NCES district ID: 3705040
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,504
• Composite: 38.47/100
• National rank: #4188
• State rank: #86 of 178 in NC

Livability — Jonesville

• Score: 56/100
• State rank: #629
• US rank: #22881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, NC
• Population (ZIP): 5,591

Population outlook (Yadkin County) Hauer SSP2

• Today (2025): 35,479 people
• By 2030: 34,008 · -4.1%
• By 2040: 30,683 · -13.5%
• By 2050: 27,109 · -23.6%
• By 2075: 19,600 · -44.8%
• By 2100: 13,328 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Black 9% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Yadkin

• 2024 margin: Solid R (+62.4) · D 18.4% · R 80.8%
• 2008→2024 swing: -16.5pp toward R · 2008: -46.0pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.1 2016: R+61.5 2012: R+51.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.06%
• Current HPI: 207.5348
• 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

+57.7% since first listed

12 events — show timeline

• 2026-04-12 Listed $110,250 Triad MLS
• 2023-01-05 Sold (Public Records) $42,000 Public Records
• 2023-01-05 Sold (MLS) $42,000 Triad MLS
• 2022-12-24 Pending — Triad MLS
• 2022-12-18 Contingent — Triad MLS
• 2022-12-12 Price Changed $56,900 Triad MLS
• 2022-12-06 Price Changed $59,900 Triad MLS
• 2022-11-23 Relisted — Triad MLS
• 2022-11-18 Contingent — Triad MLS
• 2022-11-16 Relisted — Triad MLS
• 2022-10-28 Contingent — Triad MLS
• 2022-10-26 Listed $69,900 Triad MLS

Property tax history

+0.3%/yr

Latest (2025): $339 · +0.8% YoY. Source: county tax records.