217 W Jackson St · Rich Square, NC 27869

$95,500

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 164 Days on market

Built 1949 8,712 sqft lot

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Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Appreciation +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

* * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

Key facts

• Gated backyard
• Fresh paint
• Updated bathroom

Tags

• GATED BACKYARD
• NEWLY REFINISHED WOOD FLOORS
• UPDATED BATHROOM
• FRESH PAINT

Property features AI

Finance

• Other: Lot approximately 0.2 acre (dimensions 57 x 144 x 57 x 145); Living area reported as 1,089
• HOA & community: No association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Sewer connected; Water connected
• Home design: Single-story site-built house; Updated/remodeled condition; One level
• Construction: Shingle roof; Construction materials: Unknown
• Exterior features: Covered porch; Fenced yard; Chain link fencing around back yard

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Luxury vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Fireplace(s); Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Recessed lighting; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $82 ($982/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (9.3% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#529 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $660 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $96k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $53,436
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Pine St	0.16mi	2/1.0	896 (+2%)	20mo	$68,000	$76	72
237 Myers Park	0.20mi	2/1.0	972 (+11%)	14mo	$49,000	$50	60
113 Pine St	0.09mi	3/1.0 (+1)	980 (+12%)	14mo	$60,000	$61	59

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-10,287
• Equity at exit: $14,239

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-2,340
• Equity at exit: $8,257

Cash invested: $26,740 (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 27869

• Home prices YoY: -1.7%
• Active inventory: 13
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $82

Break-even live

Break-even rent $763

Max offer price $95,500

Occupancy floor 86%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-17
   days on market $95,500 Active 164 DOM
2. 2026-06-16
   days on market $95,500 Active 163 DOM
3. 2026-06-15
   days on market $95,500 Active 162 DOM
4. 2026-06-14
   days on market $95,500 Active 160 DOM
5. 2026-06-12
   days on market $95,500 Active 159 DOM
6. 2026-06-09
   days on market $95,500 Active 156 DOM
7. 2026-06-08
   days on market $95,500 Active 155 DOM
8. 2026-06-07
   days on market $95,500 Active 154 DOM
9. 2026-06-07
   days on market $95,500 Active 153 DOM
10. 2026-06-03
    days on market $95,500 Active 150 DOM
11. 2026-06-02
    days on market $95,500 Active 149 DOM
12. 2026-06-01
    days on market $95,500 Active 148 DOM
13. 2026-05-31
    days on market $95,500 Active 147 DOM
14. 2026-05-30
    days on market $95,500 Active 146 DOM
15. 2026-04-28
    price $95,500 610-char remark

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

16. 2026-04-28
    price $95,500

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

17. 2026-04-05
    price $99,500 610-char remark

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

18. 2026-04-05
    price $99,500

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

19. 2026-03-27
    status Active 610-char remark

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

20. 2026-03-27
    status Active

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

21. 2026-03-26
    historical
22. 2026-01-24
    historical Active Under Contract 610-char remark

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

23. 2026-01-24
    historical Active Under Contract

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

24. 2026-01-03
    listed $105,000 Active 610-char remark

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

25. 2026-01-03
    listed $105,000 Active

    Show marketing remark (610 chars)

    * * * MOTIVATED SELLER * * * Welcome home to this charming two-bedroom, one-bath gem nestled in the heart of Rich Square--an absolute win for a first-time buyer or anyone craving easy living. This move-in-ready beauty shines with fresh paint, newly refinished wood floors, and an updated bathroom that feels clean, crisp, and current. Ceiling fans throughout keep things comfortable, while the large gated backyard offers space to play, garden, entertain, or simply exhale. Cute, cozy, and completely dialed in--there's truly nothing to do but move in and start making memories. Blink and you'll miss it.

26. 2025-03-18
    status Pending
27. 2025-03-18
    status Pending
28. 2025-03-17
    historical
29. 2025-03-17
    historical
30. 2025-03-13
    price $98,500
31. 2025-03-13
    price $98,500
32. 2025-02-27
    status Active
33. 2025-02-27
    status Active
34. 2025-02-07
    historical Active Under Contract
35. 2025-02-07
    status Pending
36. 2025-01-23
    price $99,900
37. 2025-01-23
    status Active
38. 2025-01-23
    status Active
39. 2025-01-23
    price $99,900
40. 2025-01-16
    historical Active Under Contract
41. 2025-01-16
    status Pending
42. 2025-01-08
    price $110,000
43. 2025-01-08
    price $110,000
44. 2024-12-27
    listed $115,000 Active
45. 2024-12-27
    listed $115,000 Active
46. 2024-10-21
    soldstatus $43,000 Closed
47. 2024-09-30
    status Pending
48. 2024-09-27
    price $50,000
49. 2024-08-15
    listed $60,000 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: $745 · $62/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$38/yr (+$3/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $10,398
• − Mortgage interest: −$5,349
• − Property taxes: −$745
• − Insurance: −$478
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,778
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,130/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Rich Square

• Score: 59/100
• State rank: #529
• US rank: #19620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rich Square, NC
• Population (ZIP): 1,760

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 26% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.33%
• Current HPI: 192.5422
• 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

+59.2% since first listed

35 events — show timeline

• 2026-04-28 Price Changed $95,500 Hive MLS
• 2026-04-28 Price Changed $95,500 TMLS
• 2026-04-05 Price Changed $99,500 Hive MLS
• 2026-04-05 Price Changed $99,500 TMLS
• 2026-03-27 Relisted — Hive MLS
• 2026-03-27 Relisted — TMLS
• 2026-03-26 Listing Removed — TMLS
• 2026-01-24 Contingent — Hive MLS
• 2026-01-24 Contingent — TMLS
• 2026-01-03 Listed $105,000 TMLS
• 2026-01-03 Listed $105,000 Hive MLS
• 2025-03-18 Pending — Hive MLS
• 2025-03-18 Pending — TMLS
• 2025-03-17 Listing Removed — TMLS
• 2025-03-17 Listing Removed — Hive MLS
• 2025-03-13 Price Changed $98,500 TMLS
• 2025-03-13 Price Changed $98,500 Hive MLS
• 2025-02-27 Relisted — TMLS
• 2025-02-27 Relisted — Hive MLS
• 2025-02-07 Contingent — TMLS
• 2025-02-07 Pending — Hive MLS
• 2025-01-23 Price Changed $99,900 TMLS
• 2025-01-23 Relisted — TMLS
• 2025-01-23 Relisted — Hive MLS
• 2025-01-23 Price Changed $99,900 Hive MLS
• 2025-01-16 Contingent — TMLS
• 2025-01-16 Pending — Hive MLS
• 2025-01-08 Price Changed $110,000 TMLS
• 2025-01-08 Price Changed $110,000 Hive MLS
• 2024-12-27 Listed $115,000 TMLS
• 2024-12-27 Listed $115,000 Hive MLS
• 2024-10-21 Sold (MLS) $43,000 Hive MLS
• 2024-09-30 Pending — Hive MLS
• 2024-09-27 Price Changed $50,000 Hive MLS
• 2024-08-15 Listed $60,000 Hive MLS

Property tax history

-0.3%/yr

Latest (2025): $745 · +123.7% YoY. Source: county tax records.