706 Arch St · Mount Airy, NC 27030

$139,900

5 bd · 3.0 ba · 2,294 sqft · SingleFamily public records · 105 Days on market

Built 1900 9,583 sqft lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

Key facts

• Covered front porch
• Craftsman home
• 2 fireplaces

Tags

• CRAFTSMAN HOME
• NEW ROOF
• 2 FIREPLACES
• COVERED FRONT PORCH
• BACK DECK
• SHOPPING

Property features AI

Finance

• Other: Two fireplaces (living room and primary bedroom)
• HOA & community: No homeowners association (Association listed as Winston-Salem but association indicator is No)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; No water heater listed
• Home design: Residential stick/site-built house; One and one-half stories; Built in 1900; Existing structure
• Construction: Vinyl siding
• Exterior features: City lot; Cable available; Public maintained road

Interior

• Flooring: Wood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Primary bedroom on main level; Insulated doors and windows

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.1% in Mount Airy — 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 62/100 on livability (#473 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime D+, schools D, amenities F.
• Mount Airy City Schools (town): math 51% / reading 49% proficiency, ranked #69 of 178 in NC (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 active listings in the ZIP; 243 units permitted in Surry County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Surry County population projected at -22% 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $58k; list at $140k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
6. Crime grade is D 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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $369,334
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Orchard St	0.30mi	5/3.0	2,466 (+8%)	11mo	$240,000	$97	64
342 W Pine St	0.59mi	5/3.0	2,408 (+5%)	13mo	$280,000	$116	54
105 Grace St	0.65mi	4/2.5 (-1)	2,185 (-5%)	4mo	$376,500	$172	51
418 Cherry St	0.55mi	4/2.0 (-1)	2,268 (-1%)	24mo	$364,900	$161	43
224 Grace St	0.69mi	4/2.5 (-1)	2,149 (-6%)	19mo	$367,500	$171	35

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,380
• Equity at exit: $20,860

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $36,374
• Equity at exit: $12,096

Cash invested: $39,172 (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 27030

• Active inventory: 213
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $410

Break-even live

Break-even rent $1,090

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $489	-5% $449	+0% $410	+5% $370	+10% $330
Rent	-10% $283	-5% $346	+0% $410	+5% $473	+10% $537
Rate	-1.0pp $480	-0.5pp $445	base $410	+0.5pp $373	+1.0pp $337

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $139,900 Active 105 DOM
2. 2026-06-18
   days on market $139,900 Active 104 DOM
3. 2026-06-17
   days on market $139,900 Active 103 DOM
4. 2026-06-16
   days on market $139,900 Active 102 DOM
5. 2026-06-15
   days on market $139,900 Active 101 DOM
6. 2026-06-14
   days on market $139,900 Active 99 DOM
7. 2026-06-12
   days on market $139,900 Active 98 DOM
8. 2026-06-09
   days on market $139,900 Active 95 DOM
9. 2026-06-08
   days on market $139,900 Active 94 DOM
10. 2026-06-07
    days on market $139,900 Active 93 DOM
11. 2026-06-05
    days on market $139,900 Active 90 DOM
12. 2026-06-03
    days on market $139,900 Active 89 DOM
13. 2026-06-02
    days on market $139,900 Active 88 DOM
14. 2026-06-01
    days on market $139,900 Active 87 DOM
15. 2026-05-31
    days on market $139,900 Active 86 DOM
16. 2026-05-30
    days on market $139,900 Active 85 DOM
17. 2026-03-06
    listed $139,900 Active
18. 2019-09-13
    soldstatus $58,000 Sold 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

19. 2019-07-25
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

20. 2019-07-22
    price $63,000 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

21. 2019-07-18
    status Active 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

22. 2019-07-08
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

23. 2019-06-21
    price $68,250 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

24. 2019-05-22
    price $73,500 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

25. 2019-04-22
    price $78,750 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

26. 2019-04-09
    listed $84,000 Active 347-char remark

    Show marketing remark (347 chars)

    Cute older home with all the charm of the 1900 era homes. The home features a sun room, living room, dining room, kitchen, three bedrooms, bonus room, and an apartment with bedroom, bath, kitchen and den in the basement. Property offered for sale with no warranties or guarantees, buyer to validate all information and structural characteristics.

27. 2008-06-20
    soldstatus $123,000
28. 2004-02-01
    soldstatus $92,000
29. 1992-06-01
    soldstatus $14,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$314/yr (+$26/mo · 37.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,307
• − Mortgage interest: −$7,837
• − Property taxes: −$833
• − Insurance: −$700
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,070
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $4,249/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: Mount Airy City Schools
• NCES district ID: 3703210
• Math proficiency: 51% ▲ 8.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $33,113
• Composite: 41.19/100
• National rank: #3546
• State rank: #69 of 178 in NC

Livability — Mount Airy

• Score: 62/100
• State rank: #473
• US rank: #17188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Airy, NC
• County: Surry County · 36,241 people
• City population: 36,241
• Metro: Mount Airy, NC
• Population (ZIP): 36,241
• Household income: $46,377
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 939.0

Population outlook (Surry County) Hauer SSP2

• Today (2025): 69,473 people
• By 2030: 66,964 · -3.6%
• By 2040: 60,967 · -12.2%
• By 2050: 54,102 · -22.1%
• By 2075: 38,806 · -44.1%
• By 2100: 24,711 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Surry

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -28.0pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+51.4 2016: R+50.7 2012: R+36.9 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.64%
• Current HPI: 177.1549
• Rent YoY: —
• Metro: Mount Airy, NC
• 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

+899.3% since first listed

13 events — show timeline

• 2026-03-06 Listed $139,900 Triad MLS
• 2019-09-13 Sold (MLS) $58,000 Triad MLS
• 2019-07-25 Pending — Triad MLS
• 2019-07-22 Price Changed $63,000 Triad MLS
• 2019-07-18 Relisted — Triad MLS
• 2019-07-08 Pending — Triad MLS
• 2019-06-21 Price Changed $68,250 Triad MLS
• 2019-05-22 Price Changed $73,500 Triad MLS
• 2019-04-22 Price Changed $78,750 Triad MLS
• 2019-04-09 Listed $84,000 Triad MLS
• 2008-06-20 Sold (Public Records) $123,000 Public Records
• 2004-02-01 Sold (Public Records) $92,000 Public Records
• 1992-06-01 Sold (Public Records) $14,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $833 · +23.0% YoY. Source: county tax records.