1100 Old Lilesville Rd · Wadesboro, NC 28170

$162,900

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 33 Days on market

Built 1969 0.60 ac lot Est $144k · 13% over

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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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0
• ARV discount +1.7/15.0

Listing remarks

Conveniently located near Highway 74, this 3-bedroom, 1.5-bath home offers comfort, convenience, and great potential. Hardwood floors throughout. New floorcovering has been installed in the kitchen and dining areas. Featuring a functional layout this property is ideal for first-time buyers, investors, or anyone looking for easy access to shopping, dining, and commuting routes. Home is being sold as-is, and the seller is offering a $4,000 seller concession. Schedule your showing today!

Key facts

• Functional layout
• Hardwood floors
• 0.6 acre lot

Tags

• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One level
• Construction: Brick exterior (brick full); Basement foundation
• Exterior features: Enclosed patio/porch; Road access via gravel and paved surfaces; Property on a publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bath (total); 1 half bath (total)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Walk-out basement access
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.2% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $144,222
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Breslin St	0.48mi	3/1.0	1,064 (-5%)	3mo	$166,920	$157	65
1216 Old Lilesville Rd #20	0.19mi	2/1.0 (-1)	1,151 (+3%)	20mo	$148,000	$129	63
322 Breslin St	0.52mi	3/1.0	1,236 (+11%)	3mo	$215,000	$174	54
718 Demingwood St	0.69mi	3/1.0	1,135 (+2%)	19mo	$145,000	$128	47
810 Demingwood St	0.63mi	2/1.0 (-1)	1,047 (-6%)	7mo	$120,000	$115	47
92 Dogwood St	0.73mi	2/1.0 (-1)	1,120 (+0%)	15mo	$140,000	$125	46
901 Wade St	0.60mi	2/1.0 (-1)	1,084 (-3%)	20mo	$110,000	$101	44
1014 Stuart Dr	0.63mi	3/1.5	1,256 (+12%)	11mo	$179,500	$143	41
244 Stanback Ferry Ice Plant Rd	0.67mi	2/1.5 (-1)	960 (-14%)	17mo	$175,000	$182	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.50×
• Total profit: $113,992
• Equity at exit: $146,753

10-year hold

• IRR: 27.6%
• Equity multiple: 7.92×
• Total profit: $315,599
• Equity at exit: $316,479

Cash invested: $45,612 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 87
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $398

Break-even live

Break-even rent $1,212

Max offer price $162,900

Occupancy floor 72%

Sensitivity live

Price	-10% $490	-5% $444	+0% $398	+5% $352	+10% $306
Rent	-10% $262	-5% $330	+0% $398	+5% $466	+10% $534
Rate	-1.0pp $480	-0.5pp $439	base $398	+0.5pp $356	+1.0pp $313

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $162,900 Active 33 DOM
2. 2026-06-18
   days on market $162,900 Active 31 DOM
3. 2026-06-17
   days on market $162,900 Active 30 DOM
4. 2026-06-16
   days on market $162,900 Active 29 DOM
5. 2026-06-16
   status $162,900 Active 28 DOM
6. 2026-06-15
   days on market $162,900 Active Under Contract 28 DOM
7. 2026-06-13
   days on market $162,900 Active Under Contract 26 DOM
8. 2026-06-12
   days on market $162,900 Active Under Contract 25 DOM
9. 2026-06-09
   days on market $162,900 Active Under Contract 22 DOM
10. 2026-06-08
    days on market $162,900 Active Under Contract 21 DOM
11. 2026-06-07
    days on market $162,900 Active Under Contract 20 DOM
12. 2026-06-07
    days on market $162,900 Active Under Contract 19 DOM
13. 2026-06-04
    days on market $162,900 Active Under Contract 16 DOM
14. 2026-06-02
    days on market $162,900 Active Under Contract 15 DOM
15. 2026-06-01
    days on market $162,900 Active Under Contract 14 DOM
16. 2026-05-31
    days on market $162,900 Active Under Contract 13 DOM
17. 2026-05-18
    listed $162,900 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: $428 · $36/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$907/yr (+$76/mo · 211.8%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $20,595
• − Mortgage interest: −$9,125
• − Property taxes: −$428
• − Insurance: −$814
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,739
• Taxable income: $2,193
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $4,250/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

1 event — show timeline

• 2026-05-18 Listed $162,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $428 · +4.5% YoY. Source: county tax records.