211 E Elm St · Bladenboro, NC 28320

$145,000

4 bd · 3.0 ba · 2,604 sqft · SingleFamily public records · 1 Days on market

Built 1905 0.41 ac lot Est $195k · 26% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Appreciation +4.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Step back in time and discover the charm and character of this one-of-a-kind 1905 home, perfectly situated on a spacious . 41-acre lot in town. Offering over 1,900 square feet of living space, this 4-bedroom, 1.5-bath residence is filled with timeless details that are hard to find, including soaring ceilings, original hardwood floors, horsehair plaster walls, and beautiful architectural character throughout. Outside, you'll find a fully fenced backyard and a welcoming wraparound front porch that's perfect for relaxing and enjoying the property's peaceful setting. Whether you're drawn to its historic charm, unique character, or generous in-town lot, this home presents a rare opportunity to own a piece of history and make it your own.

Key facts

• Fenced backyard
• 0.41 acre lot
• Garage

Tags

• FENCED BACKYARD
• WRAPAROUND FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• HORSEHAIR PLASTER WALLS
• ARCHITECTURAL CHARACTER

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage; Attached carport (1 carport space); Driveway; Parking pad; Paved parking
• Utilities: Public water; Public sewer
• Home design: One-story house
• Construction: Brick construction; Metal roof; One-story structure
• Exterior features: Covered, screened and enclosed porch areas; Wrap-around front porch and deck; Patio; Private yard; Storage; Other outbuildings including greenhouse and storage; Full chain-link fenced backyard

Interior

• Kitchen: Dishwasher; Ice maker; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Hardwood; Wood; Tile; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Wall/window units
• Interior features: Bathtub/shower combination; Crown molding; Laminate counters; Walk-in closet(s); Living room fireplace
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (13.2% below list).
• Recommended offer: $81k (43.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#339 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.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bladenboro Primary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 403 students, 99% FRL); Bladenboro Middle (math 15% / reading 30%, grade F, #410 of 475 statewide, top 87%, 277 students, 99% FRL); West Bladen High (math 37% / reading 47%, grade F, #374 of 535 statewide, top 71%, 701 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $595 of equity ($1k loan paydown + $-407 appreciation (-0.3% local appreciation)).
• Bladen County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,433 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $195,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 S Main St	0.69mi	3/2.0 (-1)	2,338 (-10%)	21mo	$175,500	$75	25

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

Projected returns pro-forma

-0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.29×
• Total profit: $-28,828
• Equity at exit: $40,078

10-year hold

• IRR: -8.9%
• Equity multiple: 0.09×
• Total profit: $-36,758
• Equity at exit: $46,589

Cash invested: $40,600 (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 28320

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-360

Break-even live

Break-even rent $1,714

Max offer price $81,433

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-319	+0% $-360	+5% $-401	+10% $-442
Rent	-10% $-459	-5% $-410	+0% $-360	+5% $-310	+10% $-260
Rate	-1.0pp $-287	-0.5pp $-323	base $-360	+0.5pp $-397	+1.0pp $-436

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $145,000 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,104
• − Mortgage interest: −$8,122
• − Property taxes: −$1,282
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,218
• Taxable loss: −$6,779
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-2,691/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — Bladenboro

• Score: 64/100
• State rank: #339
• US rank: #13715

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: Bladenboro, NC
• Population (ZIP): 7,990

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 9% Native American 3% Two or more races 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.28%
• Current HPI: 143.3116
• 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

+16.0% since first listed

10 events — show timeline

• 2026-06-20 Listed $145,000 Hive MLS
• 2026-06-20 Listed $145,000 TMLS
• 2023-05-23 Sold (Public Records) $120,000 Public Records
• 2023-05-23 Sold (MLS) $119,900 Hive MLS
• 2023-05-04 Pending — Hive MLS
• 2023-03-10 Listed $119,900 Hive MLS
• 2023-03-01 Listing Removed — Hive MLS
• 2022-03-08 Listed $125,000 Hive MLS
• 2021-11-16 Listing Removed — Hive MLS
• 2021-03-08 Listed $125,000 Hive MLS

Property tax history

+6.7%/yr

Latest (2025): $1,282 · -47.6% YoY. Source: county tax records.