310 E Church St · Richfield, NC 28137

$145,000

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 2 Days on market

Built 1921 0.47 ac lot

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Appreciation +3.9/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity in the heart of Richfield! Located in the sought-after North Stanly School District, this 3-bedroom, 1.5-bath home offers tremendous potential for investors, flippers, or buyers looking for their next project. The property includes a storage building and features a new HVAC system installed in 2026. Situated on a lot zoned HB (Highway Business), the property offers future flexibility for a variety of potential uses, subject to buyer verification. Whether you're looking to renovate and hold as a rental, restore as a residence, or explore business-related opportunities, this property presents numerous possibilities. Conveniently located near downtown Richfield, local bu

Key facts

• Local businesses
• Versatile property
• Zoned hb

Tags

• NEW HVAC SYSTEM
• ZONED HB
• NEAR DOWNTOWN RICHFIELD
• LOCAL BUSINESSES
• MAJOR HIGHWAYS
• VERSATILE PROPERTY

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: City water; Public sewer
• Home design: Single-family residence; One-story; Site-built; Residential property
• Construction: Vinyl exterior; Crawl space foundation; Built on site
• Exterior features: Covered front porch; Outbuilding on the property; Road access is publicly maintained; Driveway; Road surfaces: gravel and paved

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Fireplace; 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $128k (11.5% below list).
• Recommended offer: $128k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#348 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment B; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Richfield Elementary (math 37% / reading 37%, grade F, #771 of 1,410 statewide, top 57%, 316 students, 99% FRL); North Stanly Middle (math 25% / reading 43%, grade F, #294 of 475 statewide, top 63%, 487 students, 52% FRL); North Stanly High (math 67% / reading 47%, grade C, #248 of 535 statewide, top 48%, 591 students, 49% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 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 (-2.2%/yr); year-one equity from $1k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $145k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,335 (11.5% below list)

Questions for the listing agent

1. Built in 1921 — 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 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $315,468
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 N Cemetery St	0.27mi	3/2.5	1,583 (+4%)	10mo	$329,000	$208	67
317 N Cemetery St	0.34mi	3/2.0	1,425 (-6%)	9mo	$295,000	$207	62
103 Deese St	0.51mi	3/2.0	1,600 (+5%)	20mo	$325,000	$203	47
113 Danritch Dr	0.71mi	3/1.5	1,359 (-11%)	19mo	$254,000	$187	31

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

Projected returns pro-forma

-2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.76×
• Total profit: $-9,577
• Equity at exit: $26,997

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $7,376
• Equity at exit: $21,972

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 28137

• Home prices YoY: -0.9%
• Active inventory: 21
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $140

Break-even live

Break-even rent $1,106

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $222	-5% $181	+0% $140	+5% $99	+10% $58
Rent	-10% $39	-5% $89	+0% $140	+5% $191	+10% $241
Rate	-1.0pp $213	-0.5pp $177	base $140	+0.5pp $103	+1.0pp $64

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. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $145,000 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: $635 · $53/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$554/yr (+$46/mo · 87.2%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,400
• − Mortgage interest: −$8,122
• − Property taxes: −$635
• − Insurance: −$725
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,218
• Taxable loss: −$764
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,865/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 — Richfield

• Score: 64/100
• State rank: #348
• US rank: #13862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richfield, NC
• Population (ZIP): 2,618

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 (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 2% Two or more races 2% Asian 2%
• Common ancestry: Serbian 4% Slovak 0% Slovene 0%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Asian/Pacific 2% 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: ▼ -2.18%
• Current HPI: 251.488
• 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

+202.1% since first listed

2 events — show timeline

• 2026-06-19 Listed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2007-07-03 Sold (Public Records) $48,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $635 · +11.7% YoY. Source: county tax records.