402 N Front St · Hamilton, NC 27840

$75,000

2 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 27 Days on market

Built 1900 0.44 ac lot Est $98k · 24% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.9/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Pick Hamilton has your next hometown and live in this cozy brick ranch nestled just a few blocks from the Roanoke River! This home is perfect for anyone seeking an easy-living, move-in-ready home. As you step inside, you'll be greeted by the warmth of original pine floors, adding character and charm to every room. The fresh neutral paint, updated kitchen/appliances and spacious rooms give this home the welcoming feel and comfort that will make it YOUR home right away. The large living room on front is where you can relax and enjoy your favorite 'pastimes'. A front and back bedroom give the private areas space and privacy. A bonus room at the back, with an outside door, is perfect for working from home and could also serve as a 3rd bedroom. Outside: The carport/covered patio and side porch are both great areas for enjoying the outside. The fenced-in backyard provides privacy and pet safety, creating a great space for your outdoor enjoyment. The detached garage has a storage/workshop space on back. Hamilton is a charming community with a large National Register Historic District. It's located on the mighty Roanoke River with a public Wildlife boat access and picnic shelter. Being a 'Golf Cart Friendly Community', you'll enjoy driving your golf cart around the wide town streets to visit friends, go to the post office or even pick up a snack at the local convenient mart. See the attachment for more information about Hamilton NC.

Key facts

• Well located home
• Sizable yard
• Ample cabinet space

Tags

• WELL LOCATED HOME
• SPACIOUS LAYOUT
• ABUNDANT NATURAL LIGHT
• AMPLE CABINET SPACE
• SIZABLE YARD

Property features AI

Finance

• Other: Property zoned residential
• Financial info: No investor or income/expense details provided
• HOA & community: Not in a subdivision

Exterior

• Parking: Off-street parking; Attached or detached garage with 1 garage space; Carport with 1 carport space
• Security: No security features specified
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Brick and frame construction; Shingle roof; Built-in crawl space
• Exterior features: Porch; Paved road access; View

Interior

• Kitchen: Electric oven; Electric water heater
• Bedrooms: Details not specified
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfurnished; Crawl space basement; Five total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#616 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Creek Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 316 students, 99% FRL); Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $98,434
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E Main St	0.29mi	2/1.0	1,151 (-8%)	4mo	$61,000	$53	70
138 Circle Dr	0.66mi	2/1.0	1,070 (-14%)	11mo	$85,000	$79	36

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: 19.8%
• Equity multiple: 2.12×
• Total profit: $23,622
• Equity at exit: $33,723

10-year hold

• IRR: 21.0%
• Equity multiple: 4.04×
• Total profit: $63,834
• Equity at exit: $51,972

Cash invested: $21,000 (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 27840

• Active inventory: 4
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $228

Break-even live

Break-even rent $753

Max offer price $75,000

Occupancy floor 73%

Sensitivity live

Price	-10% $270	-5% $249	+0% $228	+5% $207	+10% $186
Rent	-10% $146	-5% $187	+0% $228	+5% $269	+10% $310
Rate	-1.0pp $266	-0.5pp $247	base $228	+0.5pp $209	+1.0pp $189

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   status $75,000 Pending 27 DOM
2. 2026-05-31
   days on market $75,000 Active 27 DOM
3. 2026-05-30
   days on market $75,000 Active 26 DOM
4. 2026-05-02
   listed $75,000 Active
5. 2025-04-17
   historical
6. 2025-03-21
   listed $153,000 Active
7. 2024-06-07
   soldstatus $145,000 Closed 1449-char remark

   Show marketing remark (1449 chars)

   Pick Hamilton has your next hometown and live in this cozy brick ranch nestled just a few blocks from the Roanoke River! This home is perfect for anyone seeking an easy-living, move-in-ready home. As you step inside, you'll be greeted by the warmth of original pine floors, adding character and charm to every room. The fresh neutral paint, updated kitchen/appliances and spacious rooms give this home the welcoming feel and comfort that will make it YOUR home right away. The large living room on front is where you can relax and enjoy your favorite 'pastimes'. A front and back bedroom give the private areas space and privacy. A bonus room at the back, with an outside door, is perfect for working from home and could also serve as a 3rd bedroom. Outside: The carport/covered patio and side porch are both great areas for enjoying the outside. The fenced-in backyard provides privacy and pet safety, creating a great space for your outdoor enjoyment. The detached garage has a storage/workshop space on back. Hamilton is a charming community with a large National Register Historic District. It's located on the mighty Roanoke River with a public Wildlife boat access and picnic shelter. Being a 'Golf Cart Friendly Community', you'll enjoy driving your golf cart around the wide town streets to visit friends, go to the post office or even pick up a snack at the local convenient mart. See the attachment for more information about Hamilton NC.

8. 2024-04-29
   status Pending 1449-char remark

   Show marketing remark (1449 chars)

   Pick Hamilton has your next hometown and live in this cozy brick ranch nestled just a few blocks from the Roanoke River! This home is perfect for anyone seeking an easy-living, move-in-ready home. As you step inside, you'll be greeted by the warmth of original pine floors, adding character and charm to every room. The fresh neutral paint, updated kitchen/appliances and spacious rooms give this home the welcoming feel and comfort that will make it YOUR home right away. The large living room on front is where you can relax and enjoy your favorite 'pastimes'. A front and back bedroom give the private areas space and privacy. A bonus room at the back, with an outside door, is perfect for working from home and could also serve as a 3rd bedroom. Outside: The carport/covered patio and side porch are both great areas for enjoying the outside. The fenced-in backyard provides privacy and pet safety, creating a great space for your outdoor enjoyment. The detached garage has a storage/workshop space on back. Hamilton is a charming community with a large National Register Historic District. It's located on the mighty Roanoke River with a public Wildlife boat access and picnic shelter. Being a 'Golf Cart Friendly Community', you'll enjoy driving your golf cart around the wide town streets to visit friends, go to the post office or even pick up a snack at the local convenient mart. See the attachment for more information about Hamilton NC.

9. 2024-02-19
   price $159,000 1449-char remark

   Show marketing remark (1449 chars)

   Pick Hamilton has your next hometown and live in this cozy brick ranch nestled just a few blocks from the Roanoke River! This home is perfect for anyone seeking an easy-living, move-in-ready home. As you step inside, you'll be greeted by the warmth of original pine floors, adding character and charm to every room. The fresh neutral paint, updated kitchen/appliances and spacious rooms give this home the welcoming feel and comfort that will make it YOUR home right away. The large living room on front is where you can relax and enjoy your favorite 'pastimes'. A front and back bedroom give the private areas space and privacy. A bonus room at the back, with an outside door, is perfect for working from home and could also serve as a 3rd bedroom. Outside: The carport/covered patio and side porch are both great areas for enjoying the outside. The fenced-in backyard provides privacy and pet safety, creating a great space for your outdoor enjoyment. The detached garage has a storage/workshop space on back. Hamilton is a charming community with a large National Register Historic District. It's located on the mighty Roanoke River with a public Wildlife boat access and picnic shelter. Being a 'Golf Cart Friendly Community', you'll enjoy driving your golf cart around the wide town streets to visit friends, go to the post office or even pick up a snack at the local convenient mart. See the attachment for more information about Hamilton NC.

10. 2024-02-08
    listed $169,000 Active 1449-char remark

    Show marketing remark (1449 chars)

    Pick Hamilton has your next hometown and live in this cozy brick ranch nestled just a few blocks from the Roanoke River! This home is perfect for anyone seeking an easy-living, move-in-ready home. As you step inside, you'll be greeted by the warmth of original pine floors, adding character and charm to every room. The fresh neutral paint, updated kitchen/appliances and spacious rooms give this home the welcoming feel and comfort that will make it YOUR home right away. The large living room on front is where you can relax and enjoy your favorite 'pastimes'. A front and back bedroom give the private areas space and privacy. A bonus room at the back, with an outside door, is perfect for working from home and could also serve as a 3rd bedroom. Outside: The carport/covered patio and side porch are both great areas for enjoying the outside. The fenced-in backyard provides privacy and pet safety, creating a great space for your outdoor enjoyment. The detached garage has a storage/workshop space on back. Hamilton is a charming community with a large National Register Historic District. It's located on the mighty Roanoke River with a public Wildlife boat access and picnic shelter. Being a 'Golf Cart Friendly Community', you'll enjoy driving your golf cart around the wide town streets to visit friends, go to the post office or even pick up a snack at the local convenient mart. See the attachment for more information about Hamilton NC.

11. 2024-01-22
    historical
12. 2023-10-02
    listed $199,000 Active
13. 2015-10-25
    historical
14. 2015-01-20
    listed $46,900
15. 2012-12-06
    soldstatus $32,500
16. 2012-12-05
    soldstatus $31,500
17. 2012-03-23
    listed $48,900

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,501
• − Mortgage interest: −$4,201
• − Property taxes: −$2,044
• − Insurance: −$375
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,182
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,329/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Hamilton

• Score: 57/100
• State rank: #616
• US rank: #22349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, NC
• Population (ZIP): 254

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 22% Pacific Islander 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Asian/Pacific 2%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+53.4% since first listed

14 events — show timeline

• 2026-05-02 Listed $75,000 Hive MLS
• 2025-04-17 Listing Removed — Hive MLS
• 2025-03-21 Listed $153,000 Hive MLS
• 2024-06-07 Sold (MLS) $145,000 Hive MLS
• 2024-04-29 Pending — Hive MLS
• 2024-02-19 Price Changed $159,000 Hive MLS
• 2024-02-08 Listed $169,000 Hive MLS
• 2024-01-22 Listing Removed — Hive MLS
• 2023-10-02 Listed $199,000 Hive MLS
• 2015-10-25 Listing Removed — Hive MLS
• 2015-01-20 Listed $46,900 Hive MLS
• 2012-12-06 Sold (MLS) $32,500 Hive MLS
• 2012-12-05 Sold (Public Records) $31,500 Public Records
• 2012-03-23 Listed $48,900 Hive MLS

Property tax history

+8.1%/yr

Latest (2025): $2,044 · +102.0% YoY. Source: county tax records.