9409 Wheelers Church Rd · Hillsborough, NC 27541

$335,000

2 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 82 Days on market

Built 1981 1.95 ac lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

**4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

Key facts

• Nearly two acres
• High beamed ceilings
• Built-in shelving

Tags

• NEARLY TWO ACRES
• OPEN LIVING AND DINING AREA
• HIGH BEAMED CEILINGS
• AUTHENTIC TIMBER WALLS
• BUILT-IN SHELVING
• 43-FOOT COVERED PORCH

Property features AI

Finance

• Other: Lot size approximately 1.95 acres; Publicly maintained road access
• Financial info: No investor or income/expense details provided
• HOA & community: No association

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank
• Home design: Cabin-style property; One and one half stories; Zoned AR
• Construction: Engineered wood and log siding exterior; Shingle roof; Block permanent foundation; Built as a cabin
• Exterior features: Covered front porch; Fenced backyard; Shed(s) on the property

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave; Refrigerator; Tile counters
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Hardwood; Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fans; High ceilings; Living/dining room combination; Natural woodwork; Open floorplan; Tile counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $286k (14.7% below list).
• Recommended offer: $286k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.8% in Hillsborough — 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 81/100 on livability (#14 in NC, #1,408 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F.
• Orange County Schools (rural): math 35% / reading 44% proficiency, ranked #108 of 178 in NC (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gravelly Hill Middle (math 22% / reading 37%, grade F, #343 of 475 statewide, top 73%, 425 students, 54% FRL); Orange High (math 63% / reading 58%, grade C+, #210 of 535 statewide, top 40%, 1,341 students, 41% FRL).
• Market conditions: 23 active listings in the ZIP; 375 units permitted in Orange County in 2024 (34 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Orange County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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: moderate wind risk, 22% 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 $285,903 (14.7% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-37,869
• Equity at exit: $49,950

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-12,258
• Equity at exit: $28,965

Cash invested: $93,800 (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 27541

• Home prices YoY: -2.5%
• Active inventory: 23
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $260

Break-even live

Break-even rent $2,530

Max offer price $335,000

Occupancy floor 86%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-13
   statusdays on market $335,000 Pending 82 DOM
2. 2026-06-10
   days on market $335,000 Active 81 DOM
3. 2026-06-09
   days on market $335,000 Active 80 DOM
4. 2026-06-08
   days on market $335,000 Active 79 DOM
5. 2026-06-07
   days on market $335,000 Active 78 DOM
6. 2026-06-03
   days on market $335,000 Active 74 DOM
7. 2026-06-02
   days on market $335,000 Active 73 DOM
8. 2026-06-01
   days on market $335,000 Active 72 DOM
9. 2026-05-31
   days on market $335,000 Active 71 DOM
10. 2026-05-30
    days on market $335,000 Active 70 DOM
11. 2026-05-05
    price $335,000 976-char remark

    Show marketing remark (976 chars)

    **4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

12. 2026-05-05
    price $335,000

    Show marketing remark (976 chars)

    **4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

13. 2026-04-17
    price $339,000 976-char remark

    Show marketing remark (976 chars)

    **4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

14. 2026-04-15
    price $339,000
15. 2026-03-21
    listed $349,000 Active 976-char remark

    Show marketing remark (976 chars)

    **4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

16. 2026-03-21
    listed $349,000 Active

    Show marketing remark (976 chars)

    **4,000 in closing cost assistance with acceptable offer** Tucked away on nearly two acres in the quiet countryside, there's a home that invites you to slow down and enjoy the beauty of rural Hurdle Mills. Inside, you'll find warm, inviting spaces with an open living and dining area. The high beamed ceilings, authentic timber walls, and built-in shelving all add a sense of character that would be hard to replicate. This unique home offers 3-bedrooms, 2 baths, an office/flex room, and large laundry room with storage, allowing flexibility for the way we live today. Step outside onto the 43-footcovered porch, where mornings start slow and evenings stretch a little longer. The fenced backyard is ready for pets, play, or gardening, while the 1.95-acre homesite and 10x16 storage building, gives you the space and privacy so many buyers are searching for. If you've been waiting for a property with character, land, and the freedom to live your best life, look no further.

17. 2025-05-01
    soldstatus $300,000 Sold 621-char remark

    Show marketing remark (621 chars)

    Quaint and private log home retreat on 1.95 acres that has been perfectly updated and remodeled to maintain it's rustic cabin feel. Beautiful, open living space with natural timber walls, trim and staircase. Gracious kitchen with tile counters, solid wood cabinetry, island cooktop, SS appliances. Amazing laundry room off the kitchen that can also be used for storage! 2 bedrooms, full bath downstairs. 2 more rooms and brand new updated bathroom upstairs. New HVAC 2021. Covered front porch is perfect for coffee in the morning while watching the cows graze all around you. Just minutes to lovely downtown Hillsborough.

18. 2025-03-24
    status Pending 621-char remark

    Show marketing remark (621 chars)

    Quaint and private log home retreat on 1.95 acres that has been perfectly updated and remodeled to maintain it's rustic cabin feel. Beautiful, open living space with natural timber walls, trim and staircase. Gracious kitchen with tile counters, solid wood cabinetry, island cooktop, SS appliances. Amazing laundry room off the kitchen that can also be used for storage! 2 bedrooms, full bath downstairs. 2 more rooms and brand new updated bathroom upstairs. New HVAC 2021. Covered front porch is perfect for coffee in the morning while watching the cows graze all around you. Just minutes to lovely downtown Hillsborough.

19. 2025-03-20
    listed $300,000 Active 621-char remark

    Show marketing remark (621 chars)

    Quaint and private log home retreat on 1.95 acres that has been perfectly updated and remodeled to maintain it's rustic cabin feel. Beautiful, open living space with natural timber walls, trim and staircase. Gracious kitchen with tile counters, solid wood cabinetry, island cooktop, SS appliances. Amazing laundry room off the kitchen that can also be used for storage! 2 bedrooms, full bath downstairs. 2 more rooms and brand new updated bathroom upstairs. New HVAC 2021. Covered front porch is perfect for coffee in the morning while watching the cows graze all around you. Just minutes to lovely downtown Hillsborough.

20. 2021-06-28
    soldstatus $229,000 Closed
21. 2021-06-28
    soldstatus $229,000
22. 2021-05-04
    historical Contingent
23. 2020-11-07
    price $225,000
24. 2020-10-02
    price $239,900
25. 2020-01-18
    listed $250,000 Active
26. 2020-01-18
    listed $225,000
27. 2008-07-09
    soldstatus $140,000

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$1,521/yr (+$127/mo · 124.1%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $34,308
• − Mortgage interest: −$18,765
• − Property taxes: −$1,226
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,745
• − Management: −$2,745
• − Depreciation: −$9,745
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $3,744/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: Orange County Schools
• NCES district ID: 3703480
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,908
• Composite: 34.8/100
• National rank: #5109
• State rank: #108 of 178 in NC

Livability — Hillsborough

• Score: 81/100
• State rank: #14
• US rank: #1408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,925
• Population (ZIP): 3,862

Population outlook (Orange County) Hauer SSP2

• Today (2025): 158,781 people
• By 2030: 168,367 · +6.0%
• By 2040: 186,192 · +17.3%
• By 2050: 203,801 · +28.4%
• By 2075: 249,160 · +56.9%
• By 2100: 285,614 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 2% Serbian 1% English 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: Solid D (+51.1) · D 74.9% · R 23.8% · Other 1.4%
• 2008→2024 swing: +6.3pp toward D · 2008: 44.8pp · 2024: 51.1pp
• All cycles: 2024: D+51.1 2020: D+51.1 2016: D+51.0 2012: D+42.2 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.62%
• Current HPI: 253.3751
• 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

+139.3% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $335,000 Triad MLS
• 2026-05-05 Price Changed $335,000 TMLS
• 2026-04-17 Price Changed $339,000 Triad MLS
• 2026-04-15 Price Changed $339,000 TMLS
• 2026-03-21 Listed $349,000 TMLS
• 2026-03-21 Listed $349,000 Triad MLS
• 2025-05-01 Sold (MLS) $300,000 TMLS
• 2025-03-24 Pending — TMLS
• 2025-03-20 Listed $300,000 TMLS
• 2021-06-28 Sold (MLS) $229,000 AMLSNC
• 2021-06-28 Sold (MLS) $229,000 TMLS
• 2021-05-04 Contingent — TMLS
• 2020-11-07 Price Changed $225,000 TMLS
• 2020-10-02 Price Changed $239,900 TMLS
• 2020-01-18 Listed $225,000 AMLSNC
• 2020-01-18 Listed $250,000 TMLS
• 2008-07-09 Sold (Public Records) $140,000 Public Records

Property tax history

+1.0%/yr

Latest (2021): $1,226 · +3.6% YoY. Source: county tax records.