505 N Washington St · Wadesboro, NC 28170

$189,999

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 19 Days on market

Built 2026 Excellent condition 0.40 ac lot Est $193k · at est. ↓ 10% since listing

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• Condition / age +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

Listing remarks

Brand-new construction offering modern style and convenience with just under 1,300 sq ft of thoughtfully designed living space! This open-concept home features soaring 9-ft ceilings, durable LVP flooring throughout, and a spacious kitchen complete with a large island, custom cabinetry, and sleek granite countertops—perfect for entertaining or everyday living. Featuring 3 bedrooms and 2 full bathrooms, this home combines comfort and functionality with quality finishes throughout. Enjoy relaxing on the rear patio and the added convenience of a large concrete driveway. Ideally located within walking distance to downtown shops, dining, bars, and entertainment, this home offers the perfect

Key facts

• Open-concept home
• Custom cabinetry
• Spacious kitchen

Tags

• OPEN-CONCEPT HOME
• SPACIOUS KITCHEN
• LARGE ISLAND
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• REAR PATIO

Property features AI

Finance

• Other: Zoning: R-6; Lot size about 0.4 acres
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; One-story home; Under construction (new construction)
• Construction: Site-built construction; Vinyl exterior; Slab foundation; Proposed completion May 21, 2026
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level; Primary/main bedroom approx. 14' x 14'
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Mud room
• Laundry & utility: Mud room (laundry features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $54 ($650/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 $173k (8.9% below list).
• Recommended offer: $173k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 56% 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 $173,059 (8.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $193,424
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Bennett St	0.18mi	3/2.0	1,232 (0%)	2mo	$214,000	$174	90
205 Bennett St	0.17mi	3/2.0	1,232 (0%)	5mo	$227,250	$184	88
200 Bradley St	0.27mi	3/2.0	1,232 (0%)	6mo	$209,999	$170	82
832 Sikes Ave	0.32mi	3/2.0	1,173 (-5%)	3mo	$165,000	$141	75
322 Breslin St	0.71mi	3/1.0	1,236 (+0%)	3mo	$215,000	$174	60
203 Wheeler St	0.26mi	3/1.0	1,084 (-12%)	7mo	$37,000	$34	58
200 Breslin St	0.53mi	3/2.0	1,310 (+6%)	10mo	$199,900	$153	57
327 Breslin St	0.71mi	3/1.0	1,064 (-14%)	3mo	$166,920	$157	38
901 Wade St	0.57mi	2/1.0 (-1)	1,084 (-12%)	19mo	$110,000	$101	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $106,952
• Equity at exit: $171,166

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $312,297
• Equity at exit: $369,126

Cash invested: $53,200 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 85
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $54

Break-even live

Break-even rent $1,662

Max offer price $189,999

Occupancy floor 92%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-29
   listed $189,999 Active
3. 2026-03-20
   listed $209,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,767
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$5,527
• Taxable loss: −$2,526
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,256/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 · 6 photos

Excellent 100/100 None rehab

This brand-new construction home is in excellent condition with modern finishes and a great location. Minimal updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers.
• Both Add a small front porch — Can increase both resale and rental value by providing a welcoming entryway.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑
• Both Add a small front porch — Can increase both resale and rental value by providing a welcoming entryway. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wadesboro, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

-9.5% since first listed

3 events — show timeline

• 2026-05-18 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-29 Listed $189,999 CANOPYMLS as Distributed by MLS Grid
• 2026-03-20 Listed $209,999 CANOPYMLS as Distributed by MLS Grid