173 Maple St · Rutherfordton, NC 28139

$164,900

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 14 Days on market

Built 1949 0.26 ac lot Est $207k · 20% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom/2 bath home in convenient location. This is a foreclosed property being sold as is, buyer/buyer's agent to verify all info.

Key facts

• In-town location
• Primary bedroom
• Open kitchen

Tags

• IN-TOWN LOCATION
• SHORT WALK TO DOWNTOWN
• PRIMARY BEDROOM
• TILED SHOWER
• OPEN KITCHEN
• HOME OFFICE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One and one-half story
• Construction: Site-built construction; Vinyl and wood exterior materials; Composition roof; Basement foundation
• Exterior features: Publicly maintained road access; Road surfaces include dirt and paved; Additional parcels included

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms total (1 on main level, 2 on upper level)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-room count listed; Fireplace; Basement with exterior entry and dirt floor
• Laundry & utility: Washer and dryer; Mud room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.0% vs local median 3.0% in Rutherfordton — 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 73/100 on livability (#67 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Rutherford County Schools (rural): math 43% / reading 44% proficiency, ranked #98 of 178 in NC (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rutherfordton Elementary School (math 37% / reading 47%, grade F, #633 of 1,410 statewide, top 48%, 390 students, 99% FRL); R-S Central High School (math 62% / reading 42%, grade D+, #292 of 535 statewide, top 56%, 758 students, 100% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 312 active listings in the ZIP; 193 units permitted in Rutherford County in 2024 (0 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.
• Rutherford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $75k; list at $165k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $164,900

Questions for the listing agent

1. Built in 1949 — 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 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?
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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $206,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Maple St	0.21mi	2/2.0 (-1)	1,268 (+3%)	5mo	$250,000	$197	76
175 Pine St	0.15mi	2/1.0 (-1)	1,168 (-5%)	3mo	$222,500	$190	74
187 Westview St	0.41mi	3/2.0	1,208 (-2%)	16mo	$200,000	$166	64
165 N Mitchell St	0.30mi	2/1.0 (-1)	1,059 (-14%)	6mo	$136,800	$129	49
216 Tanner St	0.64mi	2/1.0 (-1)	1,233 (+0%)	17mo	$188,000	$152	46
158 Crestview St	0.75mi	3/1.0	1,226 (-0%)	17mo	$190,000	$155	46
125 Woodland Cir	0.70mi	2/2.0 (-1)	1,320 (+7%)	10mo	$285,000	$216	42
106 Freeman St	0.55mi	2/1.0 (-1)	1,154 (-6%)	18mo	$212,000	$184	40
111 Stonesthrow Ln	0.66mi	2/1.5 (-1)	1,104 (-10%)	23mo	$185,900	$168	26

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,215
• Equity at exit: $24,587

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $27,380
• Equity at exit: $14,258

Cash invested: $46,172 (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 28139

• Home prices YoY: -21.6%
• Active inventory: 312
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $370

Break-even live

Break-even rent $1,322

Max offer price $164,900

Occupancy floor 74%

Sensitivity live

Price	-10% $463	-5% $416	+0% $370	+5% $323	+10% $276
Rent	-10% $228	-5% $299	+0% $370	+5% $440	+10% $511
Rate	-1.0pp $453	-0.5pp $412	base $370	+0.5pp $327	+1.0pp $283

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $164,900 Active 14 DOM
2. 2026-06-18
   days on market $164,900 Active 13 DOM
3. 2026-06-17
   days on market $164,900 Active 12 DOM
4. 2026-06-16
   days on market $164,900 Active 11 DOM
5. 2026-06-15
   days on market $164,900 Active 10 DOM
6. 2026-06-14
   days on market $164,900 Active 8 DOM
7. 2026-06-13
   days on market $164,900 Active 7 DOM
8. 2026-06-10
   days on market $164,900 Active 5 DOM
9. 2026-06-09
   days on market $164,900 Active 4 DOM
10. 2026-06-08
    days on market $164,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $164,900 Active 2 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: $1,328 · $111/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$24/yr (+$2/mo · 1.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,474
• − Mortgage interest: −$9,237
• − Property taxes: −$1,328
• − Insurance: −$824
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,797
• Taxable income: $1,851
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,990/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: Rutherford County Schools
• NCES district ID: 3704080
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,490
• Composite: 36.11/100
• National rank: #4753
• State rank: #98 of 178 in NC

Livability — Rutherfordton

• Score: 73/100
• State rank: #67
• US rank: #5114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutherfordton, NC
• Population (ZIP): 18,887

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 63,695 people
• By 2030: 61,670 · -3.2%
• By 2040: 57,212 · -10.2%
• By 2050: 52,763 · -17.2%
• By 2075: 44,493 · -30.1%
• By 2100: 38,127 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rutherford

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -16.0pp toward R · 2008: -31.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.8 2016: R+47.9 2012: R+33.5 2008: R+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.65%
• Current HPI: 249.7007
• 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

+85.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $164,900 CANOPYMLS as Distributed by MLS Grid
• 2019-09-17 Sold (Public Records) $75,000 Public Records
• 2019-09-17 Sold (MLS) $74,900 CANOPYMLS as Distributed by MLS Grid
• 2019-08-29 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-07-30 Price Changed $74,900 CANOPYMLS as Distributed by MLS Grid
• 2019-05-16 Price Changed $79,900 CANOPYMLS as Distributed by MLS Grid
• 2019-03-19 Price Changed $84,900 CANOPYMLS as Distributed by MLS Grid
• 2019-01-23 Listed $91,900 CANOPYMLS as Distributed by MLS Grid
• 2007-03-06 Sold (Public Records) $89,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,328 · +6.9% YoY. Source: county tax records.