5647 Putuptoe Pl · Aquadale, NC 28128

$115,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 106 Days on market

Built 2009 1.66 ac 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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to rural Norwood. If you are looking for simple, remote, country living, we have just the home for you. This rural cottage is located down a private road with minimal neighbors. The home sits on approximately 1.66 acres, mostly level front and side yards, with two large back yard storage buildings. The home itself is perfect for low maintenance living. The home is approximately 576 sq ft of modest living and features an open kitchen, and living area, one bedroom and one bathroom, and a large laundry room. Tons of natural light fills the home. The house has a septic system and will need public water hookup. The owner has owned less than a year and has not occupied the home. Working c

Key facts

• 1.66 acre lot
• Built 2009
• Listed 105 days

Property features AI

Finance

• Other: Lot: cleared, level to sloped, wooded; Approximately 1.66 acres; Road surface: dirt and gravel on a privately maintained road; Slab foundation
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Tap fee required for water; Septic system installed
• Home design: Single family residence; Site-built property; One level
• Construction: Wood construction
• Exterior features: Storage; Outbuilding/shed(s)

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom (located on the main level)
• Flooring: Concrete floors; Tile floors
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: No conventional heating (see remarks); Ceiling fan(s)
• Interior features: 5 total rooms; No major kitchen appliances included
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $114k (1.0% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#383 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A-; Watch: crime D+, schools F, amenities F.
• Stanly County Schools (rural): math 38% / reading 42% proficiency, ranked #113 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 367 units permitted in Stanly County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stanly County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $115k implies a 2200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,990
• Equity at exit: $17,147

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $13,084
• Equity at exit: $9,943

Cash invested: $32,200 (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 28128

• Home prices YoY: -24.2%
• Active inventory: 101
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $215

Break-even live

Break-even rent $866

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $280	-5% $248	+0% $215	+5% $182	+10% $150
Rent	-10% $125	-5% $170	+0% $215	+5% $260	+10% $305
Rate	-1.0pp $273	-0.5pp $244	base $215	+0.5pp $185	+1.0pp $155

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 106 DOM
2. 2026-06-18
   days on market $115,000 Active 103 DOM
3. 2026-06-17
   days on market $115,000 Active 102 DOM
4. 2026-06-16
   days on market $115,000 Active 101 DOM
5. 2026-06-15
   days on market $115,000 Active 100 DOM
6. 2026-06-13
   days on market $115,000 Active 98 DOM
7. 2026-06-09
   days on market $115,000 Active 94 DOM
8. 2026-06-08
   days on market $115,000 Active 93 DOM
9. 2026-06-07
   days on market $115,000 Active 92 DOM
10. 2026-06-04
    days on market $115,000 Active 89 DOM
11. 2026-06-03
    days on market $115,000 Active 88 DOM
12. 2026-06-02
    days on market $115,000 Active 87 DOM
13. 2026-06-01
    days on market $115,000 Active 86 DOM
14. 2026-05-31
    days on market $115,000 Active 85 DOM
15. 2026-03-12
    historical Active Under Contract
16. 2026-03-07
    listed $115,000 Active
17. 2026-03-03
    historical $115,000
18. 2006-06-23
    soldstatus $5,000

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$546/yr (+$46/mo · 137.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,657
• − Mortgage interest: −$6,442
• − Property taxes: −$397
• − Insurance: −$575
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,345
• Taxable income: $713
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,409/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: Stanly County Schools
• NCES district ID: 3704320
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $43,802
• Composite: 33.9/100
• National rank: #5343
• State rank: #113 of 178 in NC

Livability — Aquadale

• Score: 63/100
• State rank: #383
• US rank: #15027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,610

Population outlook (Stanly County) Hauer SSP2

• Today (2025): 60,082 people
• By 2030: 59,485 · -1.0%
• By 2040: 57,407 · -4.5%
• By 2050: 54,051 · -10.0%
• By 2075: 45,384 · -24.5%
• By 2100: 34,694 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Two or more races 3%
• Common ancestry: Serbian 6% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Stanly

• 2024 margin: Solid R (+50.9) · D 24.2% · R 75.1%
• 2008→2024 swing: -14.2pp toward R · 2008: -36.7pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+51.1 2016: R+50.2 2012: R+40.4 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.46%
• Current HPI: 201.373
• 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

+2200.0% since first listed

4 events — show timeline

• 2026-03-12 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-07 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-03 Coming Soon $115,000 CANOPYMLS as Distributed by MLS Grid
• 2006-06-23 Sold (Public Records) $5,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $397 · +11.1% YoY. Source: county tax records.