110 Sinclair Ln · Wadesboro, NC 28170

$119,000

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 75 Days on market

Built 1900 0.26 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

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

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single family residence (site-built); One level; Crawl space foundation
• Construction: Metal and vinyl exterior materials; Metal roof
• Exterior features: Front porch; Roads: dirt and paved; publicly maintained

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.2% in Wadesboro — 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 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime 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.
• Market conditions: 87 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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 $10; list at $119k implies a 1189900% 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 $111,860 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.32% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $68,474
• Comps found: 5

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%)	7mo	$37,000	$34	58
511 Lodge St	0.55mi	3/1.0 (+1)	973 (-5%)	8mo	$152,000	$156	54
832 Sikes Ave	0.27mi	3/2.0 (+1)	1,173 (+15%)	3mo	$165,000	$141	52
713 Sikes Ave #2	0.45mi	2/1.0	927 (-9%)	18mo	$40,000	$43	49
609 Cedar St	0.73mi	3/1.0 (+1)	963 (-6%)	9mo	$64,900	$67	44

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: 38.7%
• Equity multiple: 3.97×
• Total profit: $99,036
• Equity at exit: $107,205

10-year hold

• IRR: 33.3%
• Equity multiple: 8.94×
• Total profit: $264,598
• Equity at exit: $231,191

Cash invested: $33,320 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 87
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $538

Break-even live

Break-even rent $894

Max offer price $119,000

Occupancy floor 61%

Sensitivity live

Price	-10% $605	-5% $572	+0% $538	+5% $504	+10% $471
Rent	-10% $414	-5% $476	+0% $538	+5% $600	+10% $663
Rate	-1.0pp $598	-0.5pp $568	base $538	+0.5pp $507	+1.0pp $476

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $119,000 Active 75 DOM
2. 2026-06-18
   days on market $119,000 Active 73 DOM
3. 2026-06-17
   days on market $119,000 Active 72 DOM
4. 2026-06-16
   days on market $119,000 Active 71 DOM
5. 2026-06-15
   days on market $119,000 Active 70 DOM
6. 2026-06-13
   days on market $119,000 Active 68 DOM
7. 2026-06-12
   days on market $119,000 Active 67 DOM
8. 2026-06-09
   days on market $119,000 Active 64 DOM
9. 2026-06-08
   days on market $119,000 Active 63 DOM
10. 2026-06-07
    days on market $119,000 Active 62 DOM
11. 2026-06-07
    days on market $119,000 Active 61 DOM
12. 2026-06-04
    days on market $119,000 Active 58 DOM
13. 2026-06-02
    days on market $119,000 Active 57 DOM
14. 2026-06-01
    days on market $119,000 Active 56 DOM
15. 2026-05-31
    days on market $119,000 Active 55 DOM
16. 2026-04-06
    listed $119,000 Active
17. 2024-08-27
    status Active
18. 2024-03-25
    price $138,000
19. 2024-02-16
    price $145,000
20. 2023-11-09
    listed $156,000 Active
21. 2023-10-24
    soldstatus $10
22. 2022-11-30
    listed $104,900 Active
23. 2022-06-29
    price $109,900
24. 2022-06-04
    listed $119,900 Active
25. 2022-01-04
    soldstatus $28,000 Closed
26. 2021-12-13
    historical Active Under Contract
27. 2021-11-19
    price $38,000
28. 2021-08-17
    price $42,000
29. 2021-07-09
    price $45,000
30. 2021-06-29
    price $54,000
31. 2021-05-26
    listed $59,000 Active
32. 2017-08-31
    soldstatus $16,750 Closed
33. 2017-08-31
    soldstatus $34,000
34. 2017-07-25
    historical Under Contract - No Show
35. 2017-07-21
    status Active
36. 2017-07-12
    historical
37. 2017-07-11
    status Active
38. 2017-07-01
    historical
39. 2017-01-04
    status Active
40. 2017-01-03
    historical
41. 2015-05-12
    price $29,900
42. 2015-03-04
    listed $34,900 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: $396 · $33/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$580/yr (+$48/mo · 146.7%)

ⓘ 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 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: $18,907
• − Mortgage interest: −$6,666
• − Property taxes: −$396
• − Insurance: −$595
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,462
• Taxable income: $4,764
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $5,314/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: 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

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
• Population (ZIP): 9,595

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

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.