42 Oak St · Whiteville, NC 28472

$159,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 72 Days on market

Built 1963 7,405 sqft lot Est $157k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.0/15.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING & AFFORDABLE HOME IN WHITEVILLE NC Welcome to this cozy 3-bedroom 2 bath cottage style home at 42 Oak St Whiteville NC! Featuring 1,332 heated square feet, this home offers comfortable living with LVP flooring in the living room, dining & kitchen, an attached carport with storage and a storage shed out back. Lots of yard space with a nice shade tree for a patio area in back. Perfect first-time buyers, downsizers, or anyone looking for affordable move in ready home close to town! Call today for a tour!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Attached garage; On-site parking; Concrete driveway/surface
• Utilities: No utilities listed
• Home design: Single-family residence; One level / 1 story; Entry level: 1
• Construction: Brick veneer and frame construction; Metal roof
• Exterior features: Deck; Storm door(s); Open, level lot; Paved road access; City street and state road frontage; Has a view

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Electric heating; Forced air; Fireplace(s)
• Interior features: Window coverings; Accessible full bathroom; Crawl space basement
• Laundry & utility: Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.2% in Whiteville — 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 64/100 on livability (#361 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Whiteville City Schools (town): math 49% / reading 46% proficiency, ranked #81 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whiteville Primary (501 students, 99% FRL); Central Middle (math 46% / reading 45%, grade D+, #154 of 475 statewide, top 33%, 462 students, 99% FRL); Whiteville High (math 57% / reading 57%, grade C, #248 of 535 statewide, top 48%, 662 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Columbus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Columbus County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1963 — 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. 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?
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 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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $157,176
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Northwood Dr	0.18mi	3/2.0	1,354 (+2%)	2mo	$190,000	$140	88
5253 Pleasant Plains Church Rd	0.15mi	2/1.0 (-1)	1,260 (-5%)	1mo	$100,000	$79	74
72 Village Dr	0.39mi	2/1.0 (-1)	1,275 (-4%)	5mo	$150,000	$118	62

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,036
• Equity at exit: $23,707

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $30,765
• Equity at exit: $13,747

Cash invested: $44,520 (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 28472

• Home prices YoY: -5.2%
• Active inventory: 115
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $389

Break-even live

Break-even rent $1,207

Max offer price $159,000

Occupancy floor 72%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Crew CT Whiteville, NC	3.0	3.0	1383	$1,700	$1.23	23d	1	0.19mi

Listing history 19 events

1. 2026-06-18
   days on market $159,000 Active 72 DOM
2. 2026-06-17
   days on market $159,000 Active 71 DOM
3. 2026-06-16
   days on market $159,000 Active 70 DOM
4. 2026-06-15
   days on market $159,000 Active 69 DOM
5. 2026-06-13
   days on market $159,000 Active 67 DOM
6. 2026-06-12
   days on market $159,000 Active 66 DOM
7. 2026-06-09
   days on market $159,000 Active 63 DOM
8. 2026-06-08
   days on market $159,000 Active 62 DOM
9. 2026-06-07
   days on market $159,000 Active 61 DOM
10. 2026-06-07
    days on market $159,000 Active 60 DOM
11. 2026-06-04
    days on market $159,000 Active 57 DOM
12. 2026-06-02
    days on market $159,000 Active 56 DOM
13. 2026-06-01
    days on market $159,000 Active 55 DOM
14. 2026-05-31
    days on market $159,000 Active 54 DOM
15. 2026-05-08
    historical Active Under Contract
16. 2026-04-26
    price $159,000
17. 2026-04-18
    price $162,500
18. 2026-04-07
    listed $165,000 Active
19. 2008-07-02
    soldstatus $112,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$660/yr (+$55/mo · 102.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$8,906
• − Property taxes: −$644
• − Insurance: −$795
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,625
• Taxable income: $2,165
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $4,152/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: Whiteville City Schools
• NCES district ID: 3704920
• Math proficiency: 49% ▲ 7.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,751
• Composite: 39.27/100
• National rank: #3999
• State rank: #81 of 178 in NC

Livability — Whiteville

• Score: 64/100
• State rank: #361
• US rank: #14254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,833

Population outlook (Columbus County) Hauer SSP2

• Today (2025): 54,250 people
• By 2030: 52,378 · -3.5%
• By 2040: 48,226 · -11.1%
• By 2050: 44,103 · -18.7%
• By 2075: 35,271 · -35.0%
• By 2100: 26,909 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 32% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Columbus

• 2024 margin: Solid R (+33.9) · D 32.8% · R 66.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -7.9pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+27.9 2016: R+22.1 2012: R+7.9 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.72%
• Current HPI: 252.022
• 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

+42.0% since first listed

5 events — show timeline

• 2026-05-08 Contingent — Hive MLS
• 2026-04-26 Price Changed $159,000 Hive MLS
• 2026-04-18 Price Changed $162,500 Hive MLS
• 2026-04-07 Listed $165,000 Hive MLS
• 2008-07-02 Sold (Public Records) $112,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $644 · -29.7% YoY. Source: county tax records.