1893 Mount Carmel Church Rd · Wentworth, NC 27320

$440,000

7 bd · 4.0 ba · 3,432 sqft · MultiFamily public records · 24 Days on market

Built 1979

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Don’t miss this excellent multi-family investment opportunity! This quadplex features four rental units on a spacious 2.18-acre lot, offering strong income potential. This property is perfect for investors looking to expand their rental portfolio! Unit A – 1 Bedroom / 1 Bathroom Unit B – 2 Bedroom / 1 Bathroom Unit C - 2 bedroom / 1 Bathroom Unit D - 2 bedroom / 1 Bathroom Shared commercial coin-operated laundry facility for additional income New roof installed in 2025 New gutters installed in 2025 Unit C features a brand-new HVAC system You won't want to miss this, call today to schedule your showing. please see agent remarks

Key facts

• Quadplex
• New gutters
• Spacious lot

Tags

• QUADPLEX
• SPACIOUS LOT
• STRONG INCOME POTENTIAL
• NEW ROOF
• NEW GUTTERS
• BRAND-NEW HVAC SYSTEM

Property features AI

Finance

• Other: Property located on a 2.18 (unit not specified) lot; Directions: Turn off of Hwy 14 onto Berrymore Rd, turn left onto Harrison Crossroad Loop, turn right onto Mt Carmel Church Rd; property is on the left
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer; Public water; Electric water heater
• Home design: Residential income property (quadruplex); Built in 1979
• Construction: 3,432 total building area
• Exterior features: Public water

Interior

• Kitchen: Electric water heater
• Heating & cooling: Heat pump and electric heating; Central air conditioning; Electric water heater
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 1×1.0bd/1.0ba + 3×2.0bd/1.0ba units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive. Per door: $163/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $411k (6.5% below list).
• Recommended offer: $411k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.7% in Wentworth — 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 69/100 on livability (#168 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 251 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $411,300 (6.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.9

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-30,051
• Equity at exit: $65,605

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $26,364
• Equity at exit: $38,043

Cash invested: $123,200 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 251
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $4,113 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $651

Break-even live

Break-even rent $3,289

Max offer price $440,000

Occupancy floor 79%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1.0	1	$1,007
▸ 3× units	2.0	1	$3,105
Total (4 units)			$4,113

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $440,000 Active 24 DOM
2. 2026-06-17
   days on market $440,000 Active 23 DOM
3. 2026-06-16
   days on market $440,000 Active 22 DOM
4. 2026-06-15
   days on market $440,000 Active 21 DOM
5. 2026-06-14
   days on market $440,000 Active 19 DOM
6. 2026-06-13
   days on market $440,000 Active 18 DOM
7. 2026-06-10
   days on market $440,000 Active 16 DOM
8. 2026-06-09
   days on market $440,000 Active 15 DOM
9. 2026-06-08
   days on market $440,000 Active 14 DOM
10. 2026-06-07
    days on market $440,000 Active 13 DOM
11. 2026-06-03
    days on market $440,000 Active 9 DOM
12. 2026-06-02
    days on market $440,000 Active 8 DOM
13. 2026-06-01
    days on market $440,000 Active 7 DOM
14. 2026-05-31
    days on market $440,000 Active 6 DOM
15. 2026-05-31
    days on market $440,000 Active 5 DOM
16. 2026-05-25
    listed $440,000 Active
17. 2017-12-29
    soldstatus $1,220,000

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $3,608 · $301/mo
• Expected delta: +$2,317/yr (+$193/mo · 179.4%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $49,356
• − Mortgage interest: −$24,647
• − Property taxes: −$1,291
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,948
• − Management: −$3,948
• − Depreciation: −$12,800
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $7,686/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Wentworth

• Score: 69/100
• State rank: #168
• US rank: #8992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• 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

-63.9% since first listed

2 events — show timeline

• 2026-05-25 Listed $440,000 Triad MLS
• 2017-12-29 Sold (Public Records) $1,220,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,291 · +0.0% YoY. Source: county tax records.