110 Sinclair Ln · Wadesboro, NC 28170

$89,900

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 170 Days on market

Built 1900 Fair condition 0.26 ac lot $88/sqft · 47% below area Est $170k · 47% under

---

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 +26.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0
• Schools +1.7/10.0

Listing remarks

WELL MAINTAINED 1900s TWO BEDROOM, ONE BATH COTTAGE STYLE HOME, LESS THAN ONE MILE FROM SHOPPING AND DINING IN DOWNTOWN WADESBORO. This house features updated flooring & windows throughout. The bathroom includes a tub & shower combo and provides a stack washer/dryer. Updated kitchen cabinets line the wall with plenty of dining area in the kitchen. This house comes with a window Heat/AC COMBINATION unit - Just set to desired temperature for year-round comfort!

Key facts

• Stack washer dryer
• Updated flooring
• 0.26 acre lot

Tags

• UPDATED FLOORING
• UPDATED KITCHEN CABINETS
• STACK WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wadesboro Primary (math 5% / reading 5%, grade F, #1,405 of 1,410 statewide, top 100%, 290 students, 99% FRL); Anson Middle (math 16% / reading 31%, grade F, #402 of 475 statewide, top 85%, 701 students, 100% FRL); Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10; list at $90k implies a 898900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $169,500
• List price: $89,900
• Delta: -41.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Wheeler St	0.44mi	3/1.0 (+1)	1,084 (+6%)	10mo	$37,000	$34	56
511 Lodge St	0.55mi	3/1.0 (+1)	973 (-5%)	11mo	$152,000	$156	52
832 Sikes Ave	0.27mi	3/2.0 (+1)	1,173 (+15%)	6mo	$165,000	$141	49
713 Sikes Ave #2	0.45mi	2/1.0	927 (-9%)	21mo	$40,000	$43	46
609 Cedar St	0.73mi	3/1.0 (+1)	963 (-6%)	12mo	$64,900	$67	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $64,732
• Equity at exit: $80,989

10-year hold

• IRR: 28.4%
• Equity multiple: 8.08×
• Total profit: $178,129
• Equity at exit: $174,656

Cash invested: $25,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 9 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $199,999 ($162/sqft)
• Median days on market: 107 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28170

• Home prices YoY: 5.8%
• Active inventory: 100
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $248

Break-even live

Break-even rent $686

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $299	-5% $274	+0% $248	+5% $223	+10% $197
Rent	-10% $169	-5% $209	+0% $248	+5% $288	+10% $327
Rate	-1.0pp $293	-0.5pp $271	base $248	+0.5pp $225	+1.0pp $201

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Orchard St Wadesboro, NC	3.0	1.0	1023	$1,000	$0.98	1d	1	1.28mi

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City waterPublic sewer
• Home design: Single family residence (site-built)One levelCrawl space foundation
• Construction: Metal and vinyl exterior materialsMetal roof
• Exterior features: Front porchRoads: dirt and paved; publicly maintained

Interior

• Bedrooms: 2 bedrooms on the main levelPrimary/one room approx. 13'1" x 13'7"
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ductless electric heatingMultiple cooling options: dual systems, electric, multi units, window unit(s)
• Interior features: Insulated windows1 total room
• Laundry & utility: Washer/Dryer includedLaundry located in the bathroom

Listing history 50 events

1. 2026-09-23
   days on market $89,900 Active 170 DOM
2. 2026-09-22
   pricedays on market $89,900 Active 169 DOM
3. 2026-09-20
   days on market $99,900 Active 167 DOM
4. 2026-09-19
   days on market $99,900 Active 165 DOM
5. 2026-09-17
   days on market $99,900 Active 164 DOM
6. 2026-09-17
   days on market $99,900 Active 163 DOM
7. 2026-09-16
   days on market $99,900 Active 162 DOM
8. 2026-09-14
   days on market $99,900 Active 161 DOM
9. 2026-09-13
   days on market $99,900 Active 160 DOM
10. 2026-09-12
    days on market $99,900 Active 159 DOM
11. 2026-09-11
    days on market $99,900 Active 158 DOM
12. 2026-09-05
    days on market $99,900 Active 152 DOM
13. 2026-09-04
    days on market $99,900 Active 151 DOM
14. 2026-09-03
    days on market $99,900 Active 150 DOM
15. 2026-09-02
    days on market $99,900 Active 149 DOM
16. 2026-08-29
    days on market $99,900 Active 145 DOM
17. 2026-08-28
    days on market $99,900 Active 144 DOM
18. 2026-08-27
    days on market $99,900 Active 143 DOM
19. 2026-08-25
    days on market $99,900 Active 141 DOM
20. 2026-08-24
    days on market $99,900 Active 140 DOM
21. 2026-08-23
    days on market $99,900 Active 139 DOM
22. 2026-08-22
    days on market $99,900 Active 138 DOM
23. 2026-08-21
    days on market $99,900 Active 137 DOM
24. 2026-08-20
    days on market $99,900 Active 136 DOM
25. 2026-08-19
    days on market $99,900 Active 135 DOM
26. 2026-08-18
    days on market $99,900 Active 134 DOM
27. 2026-08-17
    days on market $99,900 Active 133 DOM
28. 2026-08-16
    days on market $99,900 Active 132 DOM
29. 2026-08-15
    days on market $99,900 Active 131 DOM
30. 2026-08-14
    days on market $99,900 Active 130 DOM
31. 2026-08-13
    days on market $99,900 Active 129 DOM
32. 2026-08-12
    days on market $99,900 Active 128 DOM
33. 2026-08-11
    days on market $99,900 Active 127 DOM
34. 2026-08-10
    days on market $99,900 Active 126 DOM
35. 2026-08-09
    days on market $99,900 Active 125 DOM
36. 2026-08-08
    days on market $99,900 Active 124 DOM
37. 2026-08-07
    days on market $99,900 Active 123 DOM
38. 2026-08-06
    days on market $99,900 Active 122 DOM
39. 2026-08-05
    days on market $99,900 Active 121 DOM
40. 2026-08-04
    days on market $99,900 Active 120 DOM
41. 2026-08-03
    days on market $99,900 Active 119 DOM
42. 2026-07-31
    days on market $99,900 Active 116 DOM
43. 2026-07-30
    days on market $99,900 Active 115 DOM
44. 2026-07-29
    days on market $99,900 Active 114 DOM
45. 2026-07-27
    days on market $99,900 Active 112 DOM
46. 2026-07-25
    days on market $99,900 Active 110 DOM
47. 2026-07-24
    days on market $99,900 Active 109 DOM
48. 2026-07-23
    days on market $99,900 Active 108 DOM
49. 2026-07-22
    days on market $99,900 Active 107 DOM
50. 2026-07-21
    days on market $99,900 Active 106 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: $396 · $33/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$342/yr (+$28/mo · 86.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,036
• − Property taxes: −$396
• − Insurance: −$450
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,615
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,597/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,550–$45,990 screening

This home requires significant repairs to the roof and exterior, but has good flooring and systems. Repairs and repainting will significantly increase its resale value.

Components & finishes AI

Roof metal · good Flooring wood

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible signs of roof damage, but metal roofs can be costly to replace if damaged.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The siding is peeling and the paint is chipping, indicating a need for repainting and possibly repainting.

Value-add opportunities

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and reduce the risk of leaks, which is a major concern for potential buyers. ↑
• Resale repair and repainting exterior — Repainting the exterior will improve the home's curb appeal and make it more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Wadesboro Elementary F NC #1,405/1,410 Nat'l #40,579/41,679 Middle Anson Middle F NC #402/475 Nat'l #10,902/14,009 High Anson High School F NC #484/535 Nat'l #13,673/17,239

Schools (NCES district)

• District: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

F Composite livability gradescore 41/100

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, NC
• County: Anson · 23,572 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 9,595
• Household income: $36,139
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 10% of renters

---

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

---

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City waterPublic sewer
• Home design: Single family residence (site-built)One levelCrawl space foundation
• Construction: Metal and vinyl exterior materialsMetal roof
• Exterior features: Front porchRoads: dirt and paved; publicly maintained

Interior

• Bedrooms: 2 bedrooms on the main levelPrimary/one room approx. 13'1" x 13'7"
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ductless electric heatingMultiple cooling options: dual systems, electric, multi units, window unit(s)
• Interior features: Insulated windows1 total room
• Laundry & utility: Washer/Dryer includedLaundry located in the bathroom

Price history

+241.0% since first listed

27 events — show timeline

• 2026-04-06 Listed $119,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-27 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-03-25 Price Changed $138,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-16 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2023-11-09 Listed $156,000 CANOPYMLS as Distributed by MLS Grid
• 2023-10-24 Sold (Public Records) $10 Public Records
• 2022-11-30 Listed $104,900 CANOPYMLS as Distributed by MLS Grid
• 2022-06-29 Price Changed $109,900 CANOPYMLS as Distributed by MLS Grid
• 2022-06-04 Listed $119,900 CANOPYMLS as Distributed by MLS Grid
• 2022-01-04 Sold (MLS) $28,000 CANOPYMLS as Distributed by MLS Grid
• 2021-12-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-11-19 Price Changed $38,000 CANOPYMLS as Distributed by MLS Grid
• 2021-08-17 Price Changed $42,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-09 Price Changed $45,000 CANOPYMLS as Distributed by MLS Grid
• 2021-06-29 Price Changed $54,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-26 Listed $59,000 CANOPYMLS as Distributed by MLS Grid
• 2017-08-31 Sold (Public Records) $34,000 Public Records
• 2017-08-31 Sold (MLS) $16,750 CANOPYMLS as Distributed by MLS Grid
• 2017-07-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-07-21 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2017-07-12 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2017-07-11 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2017-07-01 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2017-01-04 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2017-01-03 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2015-05-12 Price Changed $29,900 CANOPYMLS as Distributed by MLS Grid
• 2015-03-04 Listed $34,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $396 · +4.5% YoY. Source: county tax records.