210 Cameron St · Shelby, NC 28150

$175,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 75 Days on market

Built 1948 0.26 ac lot Est $221k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Cute 3 Bedroom, 1.5 Bath home conveniently located near schools, grocery store, shopping and eating establishments. Features: Living Room, Kitchen with New Countertops, New Range and new Microwave, Bonus Room, enclosed backporch (laundry hookups). new vinyl siding, Architectural Roof (2024), new windows (except back porch), fresh paint inside and out, bathrooms have new sinks and commodes. Gas forced air heat, No A/C. Large backyard for enjoyment. Agent related to seller.

Key facts

• Bonus room
• New range
• New vinyl siding

Tags

• KITCHEN WITH NEW COUNTERTOPS
• NEW RANGE
• NEW MICROWAVE
• BONUS ROOM
• ENCLOSED BACKPORCH
• NEW VINYL SIDING

Property features AI

Finance

• Other: Zoning: R10; Property type: Residential; Property sub-type: Single Family Residence; Lot dimensions approximately 75 x 150 (0.26 acres); Restrictions noted: see remarks (City of Shelby)
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Cable available; Electricity connected
• Home design: Single-family residence; One story; Site-built construction
• Construction: Vinyl and wood exterior; Crawl space foundation
• Exterior features: Front porch; Porch; Level lot; Roads: dirt, gravel and paved; publicly maintained

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Attic access/other attic feature; Insulated windows; Storm door(s); 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level (inside/on porch)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $29 ($350/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 $135k (22.7% below list).
• Recommended offer: $135k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Shelby — 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 75/100 on livability (#52 in NC, #4,349 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James Love Elementary (math 42% / reading 32%, grade F, #771 of 1,410 statewide, top 57%, 350 students, 99% FRL); Shelby Middle (math 25% / reading 42%, grade F, #299 of 475 statewide, top 64%, 630 students, 81% FRL); Shelby High (math 17% / reading 52%, grade F, #427 of 535 statewide, top 81%, 825 students, 65% FRL) — zoned schools average 82% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Cleveland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.7%/yr); 247 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 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 $5k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,235 (22.7% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $220,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Patterson St	0.42mi	3/2.0	1,237 (+0%)	1mo	$225,000	$182	77
1212 Patterson St	0.43mi	3/2.0	1,236 (+0%)	4mo	$221,000	$179	74
200 South Fork Dr	0.16mi	2/1.0 (-1)	1,143 (-7%)	12mo	$208,000	$182	64
111 Morton St	0.28mi	3/1.0	1,100 (-11%)	6mo	$75,500	$69	62
214 Morrison St	0.55mi	3/2.0	1,200 (-3%)	8mo	$215,000	$179	62
1325 Eastview Ext	0.59mi	3/1.0	1,136 (-8%)	0mo	$185,000	$163	57
1104 Silver St	0.56mi	3/2.0	1,090 (-12%)	1mo	$210,000	$193	52
515 Broad St	0.74mi	2/2.0 (-1)	1,221 (-1%)	8mo	$179,999	$147	51
1221 Patterson St	0.39mi	2/1.0 (-1)	1,342 (+9%)	13mo	$115,000	$86	49
607 Blythe St	0.72mi	3/1.0	1,125 (-9%)	6mo	$197,000	$175	45
1010 Wilmouth St	0.64mi	3/2.0	1,342 (+9%)	11mo	$229,000	$171	44
220 Shannonhouse St W	0.61mi	3/2.0	1,090 (-12%)	13mo	$215,000	$197	39

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 · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-21,419
• Equity at exit: $26,093

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $6,246
• Equity at exit: $15,131

Cash invested: $49,000 (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 28150

• Home prices YoY: -2.0%
• Rents YoY: 6.7%
• Active inventory: 247
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $29

Break-even live

Break-even rent $1,315

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $79	+0% $29	+5% $-20	+10% $-70
Rent	-10% $-78	-5% $-24	+0% $29	+5% $83	+10% $136
Rate	-1.0pp $117	-0.5pp $74	base $29	+0.5pp $-16	+1.0pp $-62

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $175,000 Active 75 DOM
2. 2026-06-19
   days on market $175,000 Active 73 DOM
3. 2026-06-18
   days on market $175,000 Active 72 DOM
4. 2026-06-17
   days on market $175,000 Active 71 DOM
5. 2026-06-16
   days on market $175,000 Active 70 DOM
6. 2026-06-15
   days on market $175,000 Active 69 DOM
7. 2026-06-14
   days on market $175,000 Active 67 DOM
8. 2026-06-13
   days on market $175,000 Active 66 DOM
9. 2026-06-10
   days on market $175,000 Active 64 DOM
10. 2026-06-09
    days on market $175,000 Active 63 DOM
11. 2026-06-08
    days on market $175,000 Active 62 DOM
12. 2026-06-07
    days on market $175,000 Active 61 DOM
13. 2026-06-05
    days on market $175,000 Active 58 DOM
14. 2026-06-03
    days on market $175,000 Active 57 DOM
15. 2026-06-02
    days on market $175,000 Active 56 DOM
16. 2026-06-01
    days on market $175,000 Active 55 DOM
17. 2026-05-31
    days on market $175,000 Active 54 DOM
18. 2026-05-30
    days on market $175,000 Active 53 DOM
19. 2026-04-07
    listed $175,000 Active

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$853/yr (+$71/mo · 146.4%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,228
• − Mortgage interest: −$9,803
• − Property taxes: −$582
• − Insurance: −$875
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,091
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,003/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Shelby

• Score: 75/100
• State rank: #52
• US rank: #4349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, NC
• County: Cleveland County · 83,736 people
• City population: 26,134
• Metro: Shelby, NC
• Population (ZIP): 28,142
• Household income: $55,832
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 790.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.92%
• Current HPI: 447.16
• Rent YoY: ▲ 6.66%
• Metro: Shelby, NC
• 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

• 2026-04-07 Listed $175,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $582 · +66.0% YoY. Source: county tax records.