414 S Whitted St · Hendersonville, NC 28739

$150,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 4 Days on market

Built 1940 4,356 sqft lot

---

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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this single-family home nestled in the heart of the historic distric of Lenox Park in Hendersonville! This property is just across the street from the Ecusta Trail, the Trailside Brewing Co. and just a few minute walk to the downtown shopping district. Located at 414 S Whitted St, this is a great opportunity for any investor. Buyers and their agents who wish to walk the property must schedule a showing through ShowingTime. Please do not try to enter the property or walk the property without a confirmed appointment. The property is being sold as-is and would be a rare opportunity for investors, builders, or buyers looking for a project in a very desirable Hendersonville location.

Key facts

• Ecusta trail
• Trailside brewing co
• Historic district

Tags

• HISTORIC DISTRICT
• ECUSTA TRAIL
• DOWNTOWN SHOPPING DISTRICT
• TRAILSIDE BREWING CO

Property features AI

Finance

• Other: Zoning: R-6; Restrictions noted as 'No Representation'
• Financial info: No investor/multifamily financial details listed
• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway; On-street parking; Tandem parking; Property has a garage
• Security: Large wooden fence around front of home (per directions)
• Utilities: City water; Public sewer; Cable available; Electricity connected; Phone connected
• Home design: Single-family residence (patio home); One story; Crawl space foundation
• Construction: Site-built construction; Brick full and stone exterior
• Exterior features: Front porch; Back yard fencing; Shed(s) on property; Level lot; Roads are dirt, gravel, and paved; publicly maintained

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating; Wood stove heating; Ceiling fan(s); Wall-mounted air conditioning unit(s)
• Interior features: Five total rooms; Wood burning stove fireplace; No additional interior features listed
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% vs local median 3.5% in Hendersonville — 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 77/100 on livability (#29 in NC, #2,939 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, employment D+, commute F.
• Henderson County Schools (suburban): math 48% / reading 52% proficiency, ranked #64 of 178 in NC (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bruce Drysdale Elementary (math 44% / reading 49%, grade D-, #542 of 1,410 statewide, top 39%, 448 students, 64% FRL); Hendersonville Middle (math 38% / reading 54%, grade D+, #151 of 475 statewide, top 32%, 510 students, 54% FRL); Hendersonville High (math 57% / reading 77%, grade B, #142 of 535 statewide, top 28%, 784 students, 43% FRL).
• Market conditions: 413 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,534 units permitted in Henderson County in 2024 (558 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henderson County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $312,048
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Cherokee Dr	0.30mi	2/1.0	775 (-2%)	11mo	$250,000	$323	73
410 Short St	0.34mi	2/1.0	837 (+6%)	11mo	$330,000	$394	66
320 Fleming St	0.44mi	2/1.0	825 (+4%)	15mo	$215,000	$261	60
922 1st Ave W	0.24mi	2/1.0	712 (-10%)	15mo	$218,600	$307	60
514 3rd Ave W	0.42mi	1/1.0 (-1)	704 (-11%)	13mo	$300,000	$426	46
551 Israel St	0.42mi	2/1.0	691 (-13%)	22mo	$275,000	$398	41

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,912
• Equity at exit: $22,365

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $14,198
• Equity at exit: $12,969

Cash invested: $42,000 (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 28739

• Active inventory: 413
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$787
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $258

Break-even live

Break-even rent $1,247

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $342	-5% $300	+0% $258	+5% $215	+10% $173
Rent	-10% $133	-5% $195	+0% $258	+5% $320	+10% $382
Rate	-1.0pp $333	-0.5pp $296	base $258	+0.5pp $219	+1.0pp $179

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 1st Ave W Hendersonville, NC	2.0	2.0	952	$1,800	$1.89	25d	1	0.32mi
818 3rd Ave W Hendersonville, NC	2.0	1.0	980	$1,475	$1.51	25d	1	0.35mi
182 Ewart Dr Unit 182 Hendersonville, NC	2.0	1.0	1035	$1,325	$1.28	15d	1	0.46mi
320 Huff St Unit 1D Hendersonville, NC	2.0	1.5	1100	$1,650	$1.50	25d	1	0.49mi
120 Robin St Hendersonville, NC	3.0	1.0	1008	$1,525	$1.51	25d	1	0.59mi
495 Armstrong Ave Hendersonville, NC	2.0	1.0	875	$1,950	$2.23	25d	1	0.67mi
408 6th Ave W Hendersonville, NC	2.0	1.0	886	$1,350	$1.52	25d	1	0.71mi
538 N Main St Hendersonville, NC	1.0	1.0	816	$1,400	$1.72	15d	1	0.82mi
301 4th Ave E Hendersonville, NC	1.0–2.0	1.0–1.5	861	$2,130	$2.47	15d	3	0.87mi
201 Dogwood Path Ln Hendersonville, NC	1.0	1.0	660	$1,200	$1.82	25d	1	1.02mi
49 Lake Dr Unit M6 Hendersonville, NC	2.0	2.0	936	$1,775	$1.90	15d	1	1.11mi
49 Lake Dr Unit M6 Hendersonville, NC	2.0	2.0	936	$1,775	$1.90	25d	1	1.11mi
61 Charleston Ct Hendersonville, NC	2.0	2.0	1024	$1,455	$1.42	25d	1	1.19mi
111 Watzel Ln Unit 111 Hendersonville, NC	2.0	1.0	950	$1,400	$1.47	25d	1	1.22mi
111 Watzel Ln Hendersonville, NC	2.0	1.0	900	$1,400	$1.56	15d	1	1.25mi
1614 Brevard Rd Hendersonville, NC	2.0	1.0	1050	$1,495	$1.42	25d	1	1.29mi
52 Charleston View Ct Hendersonville, NC	2.0	1.0	887	$1,395	$1.57	25d	1	1.30mi
1761 Haywood Manor Rd Hendersonville, NC	2.0	2.0	1080	$1,600	$1.48	15d	1	1.38mi
1416 Highland Ave Unit A Hendersonville, NC	2.0	1.0	840	$1,350	$1.61	25d	1	1.45mi

Listing history 5 events

1. 2026-06-15
   status $150,000 Pending 4 DOM
2. 2026-06-15
   days on market $150,000 Active 4 DOM
3. 2026-06-14
   days on market $150,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $150,000 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: $839 · $70/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$391/yr (+$33/mo · 46.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,881
• − Mortgage interest: −$8,402
• − Property taxes: −$839
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,364
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,920/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: Henderson County Schools
• NCES district ID: 3702100
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $47,101
• Composite: 42.5/100
• National rank: #3206
• State rank: #64 of 178 in NC

Livability — Hendersonville

• Score: 77/100
• State rank: #29
• US rank: #2939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hendersonville, NC
• City population: 51,753
• Population (ZIP): 20,656

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 124,075 people
• By 2030: 129,690 · +4.5%
• By 2040: 139,898 · +12.8%
• By 2050: 148,298 · +19.5%
• By 2075: 163,980 · +32.2%
• By 2100: 166,962 · +34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Henderson

• 2024 margin: R (+14.6) · D 42.1% · R 56.7% · Other 1.1%
• 2008→2024 swing: +6.5pp toward D · 2008: -21.0pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+18.8 2016: R+27.9 2012: R+27.6 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.47%
• Current HPI: 199.0914
• 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

• 2026-06-11 Listed $150,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $839 · +0.0% YoY. Source: county tax records.