320 TE White Sr Dr · Albemarle, NC 28001

$114,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 178 Days on market

Built 1920 0.26 ac lot Est $166k · 31% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 912 square foot single family home has 3 bedrooms and 1 full bathroom. Recent Improvements Include: New Kitchen Counter tops,New Kitchen Vinyl Flooring, and Freshly Painted Kitchen Cabinets. New Bathroom Vinyl Flooring, Toilet, and Vanity.

Key facts

• 0.26 acre lot
• Built 1920
• Listed 178 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air; 4 total rooms
• Laundry & utility: Laundry details: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.3% in Albemarle — 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 68/100 on livability (#167 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime D-, 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: 277 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $794 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 178 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $115k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. 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?
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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Lundix St	0.35mi	3/1.5	900 (-1%)	0mo	$140,000	$156	79
416 Richardson St	0.21mi	3/2.0	870 (-5%)	5mo	$182,500	$210	74
1224 Bailey St	0.44mi	2/1.0 (-1)	921 (+1%)	0mo	$82,000	$89	72
220 TE White Sr Dr	0.09mi	2/1.0 (-1)	995 (+9%)	4mo	$50,000	$50	72
520 Waddell Dr	0.40mi	2/1.0 (-1)	914 (+0%)	13mo	$166,000	$182	65
221 8th Street None	0.40mi	2/1.0 (-1)	945 (+4%)	17mo	$194,900	$206	57
808 S 4th St	0.59mi	2/1.0 (-1)	991 (+9%)	7mo	$75,000	$76	47
529 Colston St	0.30mi	2/1.0 (-1)	815 (-11%)	22mo	$97,500	$120	45
431 Ridge St	0.72mi	2/1.0 (-1)	1,000 (+10%)	9mo	$196,500	$197	38
402 Peachtree St	0.74mi	2/1.0 (-1)	804 (-12%)	23mo	$160,000	$199	22

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,470
• Equity at exit: $17,132

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $18,542
• Equity at exit: $9,934

Cash invested: $32,172 (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 28001

• Home prices YoY: -33.1%
• Active inventory: 277
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $254

Break-even live

Break-even rent $893

Max offer price $114,900

Occupancy floor 74%

Sensitivity live

Price	-10% $319	-5% $287	+0% $254	+5% $222	+10% $189
Rent	-10% $158	-5% $206	+0% $254	+5% $302	+10% $350
Rate	-1.0pp $312	-0.5pp $283	base $254	+0.5pp $224	+1.0pp $194

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Davis St Albemarle, NC	2.0	1.0	576	$895	$1.55	24d	1	0.18mi
121 Heath St Apt 16 Albemarle, NC	2.0	1.0	750	$995	$1.33	13d	1	0.29mi
412 N 4th St Albemarle, NC	2.0	1.5	820	$1,400	$1.71	24d	1	0.69mi
197 N 2nd St Albemarle, NC	2.0	1.0	1100	$2,365	$2.15	24d	1	0.70mi
255 N 3rd St Albemarle, NC	2.0	2.0	1100	$1,000	$0.91	24d	1	0.70mi
404 Moss Springs Rd Albemarle, NC	2.0	2.0	999	$1,700	$1.70	24d	1	0.81mi
100 Fairway St Unit 37 Albemarle, NC	2.0	1.5	878	$925	$1.05	21d	1	0.92mi
330 N Depot St Albemarle, NC	2.0	1.0	950	$1,350	$1.42	5d	1	0.94mi

Listing history 14 events

1. 2026-06-02
   status $114,900 Pending 178 DOM
2. 2026-05-31
   days on market $114,900 Active 178 DOM
3. 2026-03-11
   price $114,900
4. 2025-12-04
   listed $124,900 Active
5. 2019-03-05
   soldstatus $32,900 Closed 244-char remark

   Show marketing remark (244 chars)

   This 912 square foot single family home has 3 bedrooms and 1 full bathroom. Recent Improvements Include: New Kitchen Counter tops,New Kitchen Vinyl Flooring, and Freshly Painted Kitchen Cabinets. New Bathroom Vinyl Flooring, Toilet, and Vanity.

6. 2019-02-22
   status Under Contract - No Show 244-char remark

   Show marketing remark (244 chars)

   This 912 square foot single family home has 3 bedrooms and 1 full bathroom. Recent Improvements Include: New Kitchen Counter tops,New Kitchen Vinyl Flooring, and Freshly Painted Kitchen Cabinets. New Bathroom Vinyl Flooring, Toilet, and Vanity.

7. 2019-02-21
   historical Under Contract - Show 244-char remark

   Show marketing remark (244 chars)

   This 912 square foot single family home has 3 bedrooms and 1 full bathroom. Recent Improvements Include: New Kitchen Counter tops,New Kitchen Vinyl Flooring, and Freshly Painted Kitchen Cabinets. New Bathroom Vinyl Flooring, Toilet, and Vanity.

8. 2019-01-25
   listed $35,900 Active 244-char remark

   Show marketing remark (244 chars)

   This 912 square foot single family home has 3 bedrooms and 1 full bathroom. Recent Improvements Include: New Kitchen Counter tops,New Kitchen Vinyl Flooring, and Freshly Painted Kitchen Cabinets. New Bathroom Vinyl Flooring, Toilet, and Vanity.

9. 2018-07-06
   price $39,900
10. 2018-06-15
    price $43,500
11. 2018-05-08
    price $45,900
12. 2014-07-25
    price $14,500
13. 2014-06-26
    price $16,500
14. 2014-05-08
    price $17,500

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$282/yr (+$24/mo · 42.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,575
• − Mortgage interest: −$6,436
• − Property taxes: −$660
• − Insurance: −$574
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,343
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,754/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 — Albemarle

• Score: 68/100
• State rank: #167
• US rank: #8957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albemarle, NC
• City population: 26,187
• Population (ZIP): 26,187

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 (75%)
• Race & ethnicity: White 75% Black 15% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Vietnamese 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: ▼ -109.68%
• Current HPI: 221.8601
• 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

+556.6% since first listed

12 events — show timeline

• 2026-03-11 Price Changed $114,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-04 Listed $124,900 CANOPYMLS as Distributed by MLS Grid
• 2019-03-05 Sold (MLS) $32,900 CANOPYMLS as Distributed by MLS Grid
• 2019-02-22 Pending — CANOPYMLS as Distributed by MLS Grid
• 2019-02-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-01-25 Listed $35,900 CANOPYMLS as Distributed by MLS Grid
• 2018-07-06 Price Changed $39,900 CANOPYMLS as Distributed by MLS Grid
• 2018-06-15 Price Changed $43,500 CANOPYMLS as Distributed by MLS Grid
• 2018-05-08 Price Changed $45,900 CANOPYMLS as Distributed by MLS Grid
• 2014-07-25 Price Changed $14,500 CANOPYMLS as Distributed by MLS Grid
• 2014-06-26 Price Changed $16,500 CANOPYMLS as Distributed by MLS Grid
• 2014-05-08 Price Changed $17,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $660 · +41.0% YoY. Source: county tax records.