365 Scronce Rd · Harrells, NC 28444

$49,000

2 bd · 2.0 ba · 1,026 sqft · Other · 195 Days on market

Built 1997 0.50 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1997 Year Model 14 X 76 Single Wide Manufactured Home that is needs work. Being offered As Is for Cash Only. .43 Acre Lot, Private Well and Septic. Short driveway from Scronce Road back to property.

Key facts

• 0.5 acre lot
• Private well
• Deeded easement

Tags

• 0.5 ACRE LOT
• PRIVATE WELL
• DEEDED EASEMENT
• LITTLE BARN

Property features AI

Finance

• Financial info: Tax information not included per instructions
• HOA & community: No association

Exterior

• Parking: No garage; On-site storage
• Utilities: Well water (private); Septic options: aerobic septic, engineered septic, septic tank; Electricity available and connected; Water available
• Home design: Manufactured single-wide home; One story; 1997 model; Mobile home remains on property; Entry facing information not provided
• Construction: Vinyl siding; Asphalt roof; Other foundation; Approximately 1,026 living area
• Exterior features: Half-acre lot (0.5 acres); Cleared and partially wooded vegetation; No fencing; Public maintained road access (asphalt and dirt surfaces)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: see remarks; No cooling
• Interior features: Storm door(s); Accessible approach with ramp; Fixer condition
• Laundry & utility: Utilities include electricity and water availability; Septic available/connected

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#143 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $43 of equity ($339 loan paydown + $-296 appreciation (-0.6% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $17k; list at $49k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 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?
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: 1.93% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.56%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.68×
• Total profit: $23,100
• Equity at exit: $12,765

10-year hold

• IRR: 39.4%
• Equity multiple: 5.26×
• Total profit: $58,433
• Equity at exit: $14,220

Cash invested: $13,720 (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 28444

• Home prices YoY: -0.2%
• Active inventory: 30
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $407

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 52%

Sensitivity live

Price	-10% $440	-5% $424	+0% $407	+5% $390	+10% $373
Rent	-10% $332	-5% $369	+0% $407	+5% $444	+10% $481
Rate	-1.0pp $431	-0.5pp $419	base $407	+0.5pp $394	+1.0pp $381

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $49,000 Active 195 DOM
2. 2026-06-17
   days on market $49,000 Active 194 DOM
3. 2026-06-16
   days on market $49,000 Active 193 DOM
4. 2026-06-15
   days on market $49,000 Active 192 DOM
5. 2026-06-14
   days on market $49,000 Active 190 DOM
6. 2026-06-13
   days on market $49,000 Active 189 DOM
7. 2026-06-10
   days on market $49,000 Active 187 DOM
8. 2026-06-09
   days on market $49,000 Active 186 DOM
9. 2026-06-08
   days on market $49,000 Active 185 DOM
10. 2026-06-07
    days on market $49,000 Active 184 DOM
11. 2026-06-05
    days on market $49,000 Active 181 DOM
12. 2026-06-03
    days on market $49,000 Active 180 DOM
13. 2026-06-02
    days on market $49,000 Active 179 DOM
14. 2026-06-01
    days on market $49,000 Active 178 DOM
15. 2026-05-31
    days on market $49,000 Active 177 DOM
16. 2026-05-30
    days on market $49,000 Active 176 DOM
17. 2026-01-24
    price $49,000
18. 2025-12-05
    listed $49,900 Active
19. 2025-11-05
    historical
20. 2025-09-09
    listed $49,900 Active
21. 2025-09-02
    soldstatus $17,000 Closed 198-char remark

    Show marketing remark (198 chars)

    1997 Year Model 14 X 76 Single Wide Manufactured Home that is needs work. Being offered As Is for Cash Only. .43 Acre Lot, Private Well and Septic. Short driveway from Scronce Road back to property.

22. 2025-08-15
    status Pending 198-char remark

    Show marketing remark (198 chars)

    1997 Year Model 14 X 76 Single Wide Manufactured Home that is needs work. Being offered As Is for Cash Only. .43 Acre Lot, Private Well and Septic. Short driveway from Scronce Road back to property.

23. 2025-08-06
    price $29,900 198-char remark

    Show marketing remark (198 chars)

    1997 Year Model 14 X 76 Single Wide Manufactured Home that is needs work. Being offered As Is for Cash Only. .43 Acre Lot, Private Well and Septic. Short driveway from Scronce Road back to property.

24. 2025-07-28
    listed $39,900 Active 198-char remark

    Show marketing remark (198 chars)

    1997 Year Model 14 X 76 Single Wide Manufactured Home that is needs work. Being offered As Is for Cash Only. .43 Acre Lot, Private Well and Septic. Short driveway from Scronce Road back to property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,320
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$1,425
• Taxable income: $4,358
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $3,833/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Harrells

• Score: 70/100
• State rank: #143
• US rank: #8140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,756

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 24% Two or more races 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.60%
• Current HPI: 264.8739
• 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

+22.8% since first listed

8 events — show timeline

• 2026-01-24 Price Changed $49,000 TMLS
• 2025-12-05 Listed $49,900 TMLS
• 2025-11-05 Listing Removed — TMLS
• 2025-09-09 Listed $49,900 TMLS
• 2025-09-02 Sold (MLS) $17,000 LPRMLS
• 2025-08-15 Pending — LPRMLS
• 2025-08-06 Price Changed $29,900 LPRMLS
• 2025-07-28 Listed $39,900 LPRMLS

Property tax history

-1.7%/yr

Latest (2025): $59 · -17.5% YoY. Source: county tax records.