1122 S Pine Street St · Laurinburg, NC 28352

$40,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 3 Days on market

Built 1960 Est $78k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks MLS

Great investment opportunity! This three-bedroom, one-bathroom ranch-style home sits on a spacious . 25-acre lot, featuring large, level front and back yards.

Key facts

• Spacious lot
• Built 1960
• Listed 3 days

Tags

• SPACIOUS LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer not available; Water not available; No water source listed
• Home design: Single-family residence; One story
• Construction: Construction materials: Unknown
• Exterior features: Paved road access; Zoned R6 (Residential District)

Interior

• Flooring: Concrete
• Bathrooms: One full bathroom
• Heating & cooling: No heating
• Interior features: Concrete floors; No fireplace; Five total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 28.7% vs local median 5.1% in Laurinburg — 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 (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sycamore Lane Elementary (math 12% / reading 21%, grade F, #1,307 of 1,410 statewide, top 93%, 357 students, 98% FRL); Carver Middle (math 17% / reading 26%, grade F, #422 of 475 statewide, top 89%, 659 students, 100% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Scotland County population projected at -20% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $20k; list at $40k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $40,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 3.16% ✓
• Cap rate: 28.66%
• Cash-on-cash: 79.89%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 S Pine St	0.03mi	2/1.0 (-1)	1,070 (+1%)	7mo	$45,000	$42	86
341 Roosevelt St	0.21mi	3/1.0	1,080 (+2%)	9mo	$8,000	$7	79
413 E Covington St	0.48mi	3/1.0	1,080 (+2%)	4mo	$80,000	$74	71
714 S Pine St	0.34mi	3/1.5	986 (-7%)	2mo	$138,000	$140	68
1111 Hammond Dr	0.12mi	3/1.0	960 (-9%)	13mo	$68,000	$71	68
1115 S Pine St	0.04mi	2/1.0 (-1)	945 (-11%)	12mo	$100,000	$106	65
340 Douglas St	0.19mi	3/1.0	1,192 (+12%)	8mo	$36,500	$31	64
309 Midland Way	0.42mi	3/1.0	1,155 (+9%)	7mo	$98,000	$85	60
423 Midland Way	0.52mi	2/1.0 (-1)	1,005 (-5%)	4mo	$76,500	$76	58
311 Wilson St	0.26mi	2/1.0 (-1)	926 (-13%)	4mo	$65,000	$70	58
906 Biggs St	0.25mi	3/2.0	1,200 (+13%)	9mo	$85,000	$71	55
327 E Vance St	0.36mi	3/2.0	1,180 (+11%)	11mo	$125,000	$106	51

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: 80.0%
• Equity multiple: 4.66×
• Total profit: $41,011
• Equity at exit: $5,964

10-year hold

• IRR: 83.5%
• Equity multiple: 9.65×
• Total profit: $96,878
• Equity at exit: $3,458

Cash invested: $11,200 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $746

Break-even live

Break-even rent $319

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $768	-5% $757	+0% $746	+5% $734	+10% $723
Rent	-10% $646	-5% $696	+0% $746	+5% $795	+10% $845
Rate	-1.0pp $766	-0.5pp $756	base $746	+0.5pp $735	+1.0pp $725

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   status $40,000 Pending 3 DOM
2. 2026-06-18
   days on market $40,000 Active 3 DOM
3. 2026-06-17
   days on market $40,000 Active 2 DOM
4. 2026-06-15
   remarks 195-char remark
5. 2026-06-15
   listed $40,000 Active 1 DOM

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$24/yr (+$2/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,150
• − Mortgage interest: −$2,241
• − Property taxes: −$304
• − Insurance: −$200
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,164
• Taxable income: $8,818
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $6,831/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurinburg, NC
• City population: 24,177
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

+100.0% since first listed

4 events — show timeline

• 2026-06-13 Listed $40,000 LPRMLS
• 2025-01-13 Sold (MLS) $20,000 TMLS
• 2024-12-31 Pending — TMLS
• 2024-12-17 Listed $20,000 TMLS

Property tax history

+1.3%/yr

Latest (2025): $304 · +0.0% YoY. Source: county tax records.