4043 Mckethan St · Wade, NC 28395

$79,900

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 102 Days on market

Built 1948 Poor condition 7,405 sqft lot $78/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Welcome to 4043 McKethan Street, Wade! Built in 1948, this charming 3 bedroom, 1 bathroom home offers 1,018 square feet of living space and features low-maintenance vinyl siding. Inside, you'll find a comfortable floor plan with a spacious living room, eat-in kitchen, formal dining room nicely sized bedrooms, and a separate laundry room. Situated on a large lot, the property also includes a single carport and outside storage. This property is a hidden gem with tremendous potential, making it an excellent opportunity for investors, first-time buyers, or those looking to downsize. Don't miss your chance to explore all this home has to offer.

Key facts

• Formal dining room
• Eat in kitchen
• Large lot

Tags

• LOW MAINTENANCE VINYL SIDING
• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• FORMAL DINING ROOM
• SEPARATE LAUNDRY ROOM
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.7% in Wade — 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 55/100 on livability (#650 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: District No 7 Elementary (math 47% / reading 57%, grade C-, #354 of 1,410 statewide, top 28%, 195 students, 98% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 67 active listings in the ZIP; solid renter incomes; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($552 loan paydown + $8k appreciation (9.9% local appreciation)).
• At projected returns (9.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.16% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.67%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (median comp): $173,382
• List price: $79,900
• Delta: -53.92%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7261 Clara St	0.41mi	3/2.0	1,200 (+18%)	2mo	$199,000	$166	51
3904 Mckethan St	0.26mi	3/2.0	1,159 (+14%)	27mo	$161,500	$139	41
3908 Mckethan St	0.24mi	3/2.0	1,264 (+24%)	32mo	$163,500	$129	40
3909 Mckethan St	0.25mi	3/2.0	1,264 (+24%)	36mo	$167,000	$132	39
3901 Mckethan St	0.28mi	3/2.0	1,264 (+24%)	26mo	$169,000	$134	38
7144 Lee Ave	0.93mi	3/2.0	1,205 (+18%)	15mo	$165,000	$137	24
4035 Church St	0.69mi	2/1.0 (-1)	889 (-13%)	30mo	$149,900	$169	22
7180 Lee Ave	0.80mi	3/1.0	1,181 (+16%)	27mo	$188,700	$160	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.2%
• Equity multiple: 5.24×
• Total profit: $94,900
• Equity at exit: $71,451

10-year hold

• IRR: 51.7%
• Equity multiple: 11.67×
• Total profit: $238,602
• Equity at exit: $153,526

Cash invested: $22,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28395

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $814

Break-even live

Break-even rent $698

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $859	-5% $837	+0% $814	+5% $792	+10% $769
Rent	-10% $678	-5% $746	+0% $814	+5% $882	+10% $951
Rate	-1.0pp $854	-0.5pp $835	base $814	+0.5pp $793	+1.0pp $772

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Attached carport1 covered parking space1 carport space
• Utilities: Public waterPublic sewerPaved road access
• Home design: Single-family residenceResidential propertyLocated in the WADE subdivision
• Construction: Vinyl sidingDucts professionally air-sealed
• Exterior features: Front porchPorchOther exterior features

Interior

• Bedrooms: Total of 5 rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingForced air
• Interior features: Carpet flooringVinyl flooringCrawl space basement

Listing history 50 events

1. 2026-09-23
   days on market $79,900 Active 102 DOM
2. 2026-09-22
   days on market $79,900 Active 101 DOM
3. 2026-09-21
   days on market $79,900 Active 100 DOM
4. 2026-09-20
   days on market $79,900 Active 99 DOM
5. 2026-09-19
   days on market $79,900 Active 98 DOM
6. 2026-09-18
   days on market $79,900 Active 97 DOM
7. 2026-09-17
   days on market $79,900 Active 96 DOM
8. 2026-09-16
   days on market $79,900 Active 95 DOM
9. 2026-09-15
   days on market $79,900 Active 94 DOM
10. 2026-09-14
    days on market $79,900 Active 93 DOM
11. 2026-09-13
    days on market $79,900 Active 92 DOM
12. 2026-09-12
    days on market $79,900 Active 91 DOM
13. 2026-09-11
    days on market $79,900 Active 90 DOM
14. 2026-09-05
    days on market $79,900 Active 84 DOM
15. 2026-09-04
    days on market $79,900 Active 83 DOM
16. 2026-09-03
    days on market $79,900 Active 82 DOM
17. 2026-08-31
    days on market $79,900 Active 79 DOM
18. 2026-08-30
    days on market $79,900 Active 78 DOM
19. 2026-08-29
    days on market $79,900 Active 77 DOM
20. 2026-08-28
    days on market $79,900 Active 76 DOM
21. 2026-08-27
    days on market $79,900 Active 75 DOM
22. 2026-08-26
    days on market $79,900 Active 74 DOM
23. 2026-08-25
    days on market $79,900 Active 73 DOM
24. 2026-08-24
    days on market $79,900 Active 72 DOM
25. 2026-08-23
    days on market $79,900 Active 71 DOM
26. 2026-08-22
    days on market $79,900 Active 70 DOM
27. 2026-08-21
    days on market $79,900 Active 69 DOM
28. 2026-08-20
    days on market $79,900 Active 68 DOM
29. 2026-08-19
    days on market $79,900 Active 67 DOM
30. 2026-08-18
    days on market $79,900 Active 66 DOM
31. 2026-08-17
    days on market $79,900 Active 65 DOM
32. 2026-08-16
    days on market $79,900 Active 64 DOM
33. 2026-08-15
    days on market $79,900 Active 63 DOM
34. 2026-08-15
    pricedays on market $79,900 Active 62 DOM
35. 2026-08-13
    days on market $87,900 Active 61 DOM
36. 2026-08-12
    days on market $87,900 Active 60 DOM
37. 2026-08-11
    days on market $87,900 Active 59 DOM
38. 2026-08-10
    days on market $87,900 Active 58 DOM
39. 2026-08-09
    days on market $87,900 Active 57 DOM
40. 2026-08-08
    days on market $87,900 Active 56 DOM
41. 2026-08-07
    days on market $87,900 Active 55 DOM
42. 2026-08-06
    days on market $87,900 Active 54 DOM
43. 2026-08-05
    days on market $87,900 Active 53 DOM
44. 2026-08-04
    days on market $87,900 Active 52 DOM
45. 2026-08-03
    days on market $87,900 Active 51 DOM
46. 2026-07-31
    days on market $87,900 Active 48 DOM
47. 2026-07-30
    days on market $87,900 Active 47 DOM
48. 2026-07-29
    days on market $87,900 Active 46 DOM
49. 2026-07-27
    days on market $87,900 Active 44 DOM
50. 2026-07-25
    days on market $87,900 Active 42 DOM

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,748
• − Mortgage interest: −$4,476
• − Property taxes: −$1,193
• − Insurance: −$400
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,324
• Taxable income: $9,036
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $7,602/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $50,900–$91,620 screening

This home requires extensive repairs and updates to bring it up to a livable condition. The roof, exterior siding, flooring, interior walls, bathrooms, kitchen, and HVAC system all need significant work. Landscaping and painting will also improve the home's curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet Counters laminate

Deferred maintenance Est. $3,500–$14,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Hvac (hvac) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major flooring — The flooring in the interior appears to be carpeted and in need of replacement.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.
• Major kitchen — The kitchen appears to be in poor condition, with visible wear and tear.
• Major HVAC/mechanicals — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior siding repair and repainting — A new exterior siding and repainting will improve the home's appearance and increase its value. ↑
• Both flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Both interior wall repair and painting — New interior walls and painting will improve the home's appearance and increase its value. ↑
• Both bathroom updates — New bathrooms will improve the home's appearance and increase its value. ↑
• Both kitchen updates — New kitchen will improve the home's appearance and increase its value. ↑
• Both HVAC replacement — A new HVAC system will improve the home's comfort and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary District No 7 Elementary C- NC #354/1,410 Nat'l #11,263/41,679 Middle Mac Williams Middle D NC #160/475 Nat'l #4,622/14,009 High Cape Fear High C+ NC #202/535 Nat'l #3,443/17,239

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

D Composite livability gradescore 55/100

Livability — Wade

• Score: 55/100
• State rank: #650
• US rank: #23543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade, NC
• County: Cumberland · 330,855 people
• Metro: Fayetteville, NC
• Population (ZIP): 2,524
• Household income: $80,833
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1% of renters

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Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 9% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

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Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.91%
• Current HPI: 336.2104
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Exterior

• Parking: Attached carport1 covered parking space1 carport space
• Utilities: Public waterPublic sewerPaved road access
• Home design: Single-family residenceResidential propertyLocated in the WADE subdivision
• Construction: Vinyl sidingDucts professionally air-sealed
• Exterior features: Front porchPorchOther exterior features

Interior

• Bedrooms: Total of 5 rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingForced air
• Interior features: Carpet flooringVinyl flooringCrawl space basement

Price history

1 event — show timeline

• 2026-06-12 Listed $87,900 LPRMLS

Property tax history

+4.9%/yr

Latest (2025): $1,193 · +36.6% YoY. Source: county tax records.