2907 Sivertsen Rd · Autryville, NC 28318

$150,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 173 Days on market

Built 1961 0.50 ac lot Est $241k · 38% under ↓ 3% since listing

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• Appreciation +6.1/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

Key facts

• 0.5 acre lot
• Built 1961
• Listed 173 days

Property features AI

Finance

• Other: Lot approximately 0.5 acre; Road frontage on city street and state road; Zoning: RA
• Financial info: Tax amount listed (financial details excluded per instructions)
• HOA & community: Not in a subdivision

Exterior

• Parking: Covered parking
• Security: No security features listed
• Utilities: No utilities listed
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Built year not provided
• Exterior features: Covered patio/porch; Wood fencing; Shingle roof

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Listing does not specify bedroom count
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Has cooling (heat pump)
• Interior features: Crawl space basement; Has view; Total of 5 rooms
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#592 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — 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: Clement Elementary (math 57% / reading 47%, grade C-, #354 of 1,410 statewide, top 28%, 348 students, 99% FRL); Midway Middle (math 52% / reading 48%, grade C, #113 of 475 statewide, top 25%, 550 students, 100% FRL); Midway High (math 82% / reading 42%, grade B-, #184 of 535 statewide, top 37%, 757 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Sampson County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 43 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.2% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1961 — 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $241,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3615 Sivertsen Rd	0.72mi	3/2.0 (+1)	1,271 (+8%)	17mo	$260,000	$205	30
3595 Sivertsen Rd	0.70mi	3/2.0 (+1)	1,271 (+8%)	19mo	$250,000	$197	29

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.80×
• Total profit: $33,677
• Equity at exit: $60,861

10-year hold

• IRR: 17.0%
• Equity multiple: 3.31×
• Total profit: $97,178
• Equity at exit: $88,962

Cash invested: $42,000 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $343

Break-even live

Break-even rent $1,158

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $428	-5% $386	+0% $343	+5% $301	+10% $258
Rent	-10% $217	-5% $280	+0% $343	+5% $406	+10% $469
Rate	-1.0pp $419	-0.5pp $381	base $343	+0.5pp $304	+1.0pp $265

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 173 DOM
2. 2026-06-17
   days on market $150,000 Active 172 DOM
3. 2026-06-16
   days on market $150,000 Active 171 DOM
4. 2026-06-15
   days on market $150,000 Active 170 DOM
5. 2026-06-14
   days on market $150,000 Active 168 DOM
6. 2026-06-13
   days on market $150,000 Active 167 DOM
7. 2026-06-10
   days on market $150,000 Active 165 DOM
8. 2026-06-09
   days on market $150,000 Active 164 DOM
9. 2026-06-08
   days on market $150,000 Active 163 DOM
10. 2026-06-07
    days on market $150,000 Active 162 DOM
11. 2026-06-05
    days on market $150,000 Active 159 DOM
12. 2026-06-03
    days on market $150,000 Active 158 DOM
13. 2026-06-02
    days on market $150,000 Active 157 DOM
14. 2026-06-01
    days on market $150,000 Active 156 DOM
15. 2026-05-31
    days on market $150,000 Active 155 DOM
16. 2026-05-30
    days on market $150,000 Active 154 DOM
17. 2026-05-05
    status Active
18. 2026-05-01
    historical
19. 2026-04-08
    status Active 1107-char remark

    Show marketing remark (1107 chars)

    Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

20. 2026-03-16
    status Pending 1107-char remark

    Show marketing remark (1107 chars)

    Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

21. 2026-02-17
    price $169,900

    Show marketing remark (1107 chars)

    Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

22. 2026-02-17
    price $169,900 1107-char remark

    Show marketing remark (1107 chars)

    Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

23. 2025-12-29
    listed $175,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    Welcome to peaceful country living in rural Sampson County! This well-maintained 2-bedroom, 1-bath home sits on just over half an acre, offering space, comfort, and convenience. Inside, you'll find wood floors, a spacious kitchen with ample cabinet and counter space, and a cozy den perfect for everyday living and relaxing. The living room offers flexible use and can easily serve as a guest space, home office, or additional sitting area to suit your needs. Outside, enjoy the benefits of a one-car carport, an exterior storage room for tools or equipment, and a generous yard with room to garden, entertain, or simply enjoy the outdoors. This home has been well cared for and is move in ready or you can make it your own with updates! Ideally located approximately 20 minutes from Fayetteville and 20 minutes from Clinton, offering convenient access to shopping, dining, while still enjoying a quiet rural setting. Located in the Clement / Midway School District, this property is a great opportunity for first-time buyers, downsizers, or anyone seeking affordable country living in a desirable location.

24. 2025-12-23
    listed $175,000 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: $791 · $66/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$439/yr (+$37/mo · 55.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 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: $19,110
• − Mortgage interest: −$8,402
• − Property taxes: −$791
• − Insurance: −$750
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,364
• Taxable income: $1,745
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,698/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Autryville

• Score: 57/100
• State rank: #592
• US rank: #21630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,303

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 263.6889
• 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

-2.9% since first listed

8 events — show timeline

• 2026-05-05 Relisted — Hive MLS
• 2026-05-01 Listing Removed — Hive MLS
• 2026-04-08 Relisted — LPRMLS
• 2026-03-16 Pending — LPRMLS
• 2026-02-17 Price Changed $169,900 Hive MLS
• 2026-02-17 Price Changed $169,900 LPRMLS
• 2025-12-29 Listed $175,000 LPRMLS
• 2025-12-23 Listed $175,000 Hive MLS

Property tax history

+4.5%/yr

Latest (2025): $791 · +10.6% YoY. Source: county tax records.