300 E Hemp St · Robbins, NC 27325

$185,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 4 Days on market

Built 2008 0.46 ac lot Est $245k · 24% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this fantastic home located in the town of Robbins, NC. Take advantage of the low cost living in the Northern part of Moore County. This home has it all 4 bedrooms, 2 baths, Living room, Dining room, Kitchen and separate Family room. Renovated interior is freshly painted, new light fixtures and new flooring throughout. Large Master suite with walk-in closet, Master bath features tile shower, garden tub and double sink vanity. Lots of space for your family to grow! Great value and move in ready!! 1 hour drive to Raleigh/Durham area, 1 hour to Greensboro, 1 hour to Fayetteville/Ft Bragg.

Key facts

• Split-bedroom layout
• Private bath
• Separate family room

Tags

• OPEN-CONCEPT LAYOUT
• SEPARATE FAMILY ROOM
• SPLIT-BEDROOM LAYOUT
• PRIVATE BATH
• GARDEN TUB
• NEW ROOF

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Publicly maintained road
• Home design: Manufactured double-wide home; One story; Permanent foundation; Metal roof
• Construction: Vinyl siding
• Exterior features: Storage; No patio or porch listed; Lot approximately 0.46 acres; City street frontage on a public, asphalt road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Bathtub/shower combination; Separate shower; Soaking tub; Whirlpool tub; Ceiling fans; Eat-in kitchen; Primary bedroom on main level; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $182k (1.4% below list).
• Recommended offer: $182k (1.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#270 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Moore High (math 67% / reading 47%, grade C, #248 of 535 statewide, top 48%, 593 students, 63% FRL) — zoned schools average 63% FRL vs 40% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $182,423 (1.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $244,620
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Rockingham St	0.31mi	3/2.0 (-1)	1,504 (-7%)	1mo	$128,000	$85	68
221 Currie-baptist St	0.53mi	3/2.0 (-1)	1,626 (+0%)	22mo	$245,000	$151	51
240 S Oak St	0.56mi	3/2.0 (-1)	1,704 (+5%)	22mo	$285,000	$167	42
671 E Forest St	0.73mi	4/2.5	1,702 (+5%)	17mo	$119,000	$70	41

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

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.19×
• Total profit: $61,678
• Equity at exit: $104,984

10-year hold

• IRR: 18.7%
• Equity multiple: 4.28×
• Total profit: $169,933
• Equity at exit: $181,311

Cash invested: $51,800 (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 27325

• Home prices YoY: 3.0%
• Active inventory: 20
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $298

Break-even live

Break-even rent $1,448

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $402	-5% $350	+0% $298	+5% $245	+10% $193
Rent	-10% $154	-5% $226	+0% $298	+5% $370	+10% $442
Rate	-1.0pp $391	-0.5pp $345	base $298	+0.5pp $250	+1.0pp $201

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-05-12
   status Active
3. 2026-04-25
   status Pending
4. 2026-04-22
   listed $185,000 Active
5. 2019-10-04
   soldstatus $94,900 601-char remark

   Show marketing remark (601 chars)

   Come see this fantastic home located in the town of Robbins, NC. Take advantage of the low cost living in the Northern part of Moore County. This home has it all 4 bedrooms, 2 baths, Living room, Dining room, Kitchen and separate Family room. Renovated interior is freshly painted, new light fixtures and new flooring throughout. Large Master suite with walk-in closet, Master bath features tile shower, garden tub and double sink vanity. Lots of space for your family to grow! Great value and move in ready!! 1 hour drive to Raleigh/Durham area, 1 hour to Greensboro, 1 hour to Fayetteville/Ft Bragg.

6. 2019-10-03
   soldstatus $95,000
7. 2019-04-19
   listed $94,900 601-char remark

   Show marketing remark (601 chars)

   Come see this fantastic home located in the town of Robbins, NC. Take advantage of the low cost living in the Northern part of Moore County. This home has it all 4 bedrooms, 2 baths, Living room, Dining room, Kitchen and separate Family room. Renovated interior is freshly painted, new light fixtures and new flooring throughout. Large Master suite with walk-in closet, Master bath features tile shower, garden tub and double sink vanity. Lots of space for your family to grow! Great value and move in ready!! 1 hour drive to Raleigh/Durham area, 1 hour to Greensboro, 1 hour to Fayetteville/Ft Bragg.

8. 2018-04-02
   soldstatus $28,500

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$362/yr (+$30/mo · 31.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,891
• − Mortgage interest: −$10,363
• − Property taxes: −$1,155
• − Insurance: −$925
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,382
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,436/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Robbins

• Score: 66/100
• State rank: #270
• US rank: #11758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robbins, NC
• Population (ZIP): 7,261

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 31% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Serbian 1% Romanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 172.9902
• 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

+549.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — TMLS
• 2026-05-12 Relisted — TMLS
• 2026-04-25 Pending — TMLS
• 2026-04-22 Listed $185,000 TMLS
• 2019-10-04 Sold (MLS) $94,900 Hive MLS
• 2019-10-03 Sold (Public Records) $95,000 Public Records
• 2019-04-19 Listed $94,900 Hive MLS
• 2018-04-02 Sold (Public Records) $28,500 Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,155 · -4.7% YoY. Source: county tax records.