CALI Plan · Mocksville, NC 27028

$300,990

4 bd · 2.0 ba · 1,764 sqft · SingleFamily · 396 Days on market

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Open concept living
• Large island
• Breakfast bar

Tags

• OPEN CONCEPT LIVING
• CORNER WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• BREAKFAST BAR
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $300,990

Exterior

• Home design: Single-family plan; Located in Mocksville, NC
• Exterior features: Living area approximately 1764

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan CALI (new construction plan)

🏗️ New construction. The $300,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,408.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $301k.

Deal economics

• At list price, monthly cash flow is $-56 ($-674/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (14.2% below list).
• Recommended offer: $258k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Mocksville — 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 73/100 on livability (#68 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cornatzer Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 350 students, 58% FRL); William Ellis Middle (math 48% / reading 59%, grade C+, #87 of 475 statewide, top 19%, 452 students, 31% FRL); Davie County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 1,770 students, 42% FRL).
• Market conditions: 221 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 45% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 396 days — a 12% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,309 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 396 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $303,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Big Laurel Dr	0.00mi	4/2.0	1,764 (0%)	1mo	$295,000	$167	99
177 Big Laurel Dr	0.09mi	4/2.0	1,764 (0%)	8mo	$304,000	$172	89
172 Big Laurel Dr	0.11mi	4/2.0	1,764 (0%)	9mo	$299,000	$170	88
180 Big Laurel Dr	0.13mi	4/2.0	1,764 (0%)	8mo	$310,115	$176	87
186 Big Laurel Dr	0.22mi	4/2.0	1,764 (0%)	7mo	$299,990	$170	84
193 Big Laurel Dr	0.24mi	4/2.0	1,764 (0%)	6mo	$306,990	$174	83
173 Big Laurel Dr	0.12mi	4/2.5	1,991 (+13%)	7mo	$295,000	$148	65
149 Elberon Ct	0.51mi	4/2.0	1,835 (+4%)	6mo	$410,000	$223	65
166 Chessie Rd	0.14mi	4/2.5	1,991 (+13%)	7mo	$290,000	$146	64
185 Big Laurel Dr	0.21mi	4/2.5	1,991 (+13%)	7mo	$290,000	$146	61
577 John Crotts Rd	0.71mi	3/2.0 (-1)	1,569 (-11%)	3mo	$315,000	$201	41
109 Marbrook Dr	0.66mi	3/2.5 (-1)	2,028 (+15%)	1mo	$393,000	$194	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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-52,702
• Equity at exit: $45,239

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-50,338
• Equity at exit: $26,233

Cash invested: $84,954 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 221
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,591
• Tax est. 1.5%: −$379 /mo · $4,551/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-56

Break-even live

Break-even rent $2,654

Max offer price $295,284

Occupancy floor 97%

Sensitivity live

Price	-10% $154	-5% $49	+0% $-56	+5% $-161	+10% $-266
Rent	-10% $-260	-5% $-158	+0% $-56	+5% $46	+10% $148
Rate	-1.0pp $97	-0.5pp $21	base $-56	+0.5pp $-135	+1.0pp $-215

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: $75,852
• Closing costs: $9,102
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 W Carmel Cove Dr Mocksville, NC	4.0	3.0	2405	$2,350	$0.98	25d	1	1.37mi
204 Spring St Mocksville, NC	3.0	2.0	1405	$1,750	$1.25	25d	1	1.49mi

Listing history 15 events

1. 2026-06-22
   days on market $300,990 Active 396 DOM
2. 2026-06-18
   days on market $300,990 Active 393 DOM
3. 2026-06-17
   days on market $300,990 Active 392 DOM
4. 2026-06-16
   days on market $300,990 Active 391 DOM
5. 2026-06-15
   days on market $300,990 Active 390 DOM
6. 2026-06-14
   days on market $300,990 Active 388 DOM
7. 2026-06-10
   days on market $300,990 Active 385 DOM
8. 2026-06-09
   days on market $300,990 Active 384 DOM
9. 2026-06-08
   days on market $300,990 Active 383 DOM
10. 2026-06-07
    days on market $300,990 Active 382 DOM
11. 2026-06-03
    days on market $300,990 Active 378 DOM
12. 2026-06-02
    days on market $300,990 Active 377 DOM
13. 2026-06-01
    days on market $300,990 Active 376 DOM
14. 2026-05-31
    days on market $300,990 Active 375 DOM
15. 2026-05-31
    days on market $300,990 Active 374 DOM

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

Taxation est. · year 1

• Rental income: $30,997
• − Mortgage interest: −$16,996
• − Property taxes: −$4,551
• − Insurance: −$1,517
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$8,826
• Taxable loss: −$5,853
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $731/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: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

Livability — Mocksville

• Score: 73/100
• State rank: #68
• US rank: #5153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,813 people
• City population: 26,566
• Metro: Winston-Salem, NC
• Population (ZIP): 26,566
• Household income: $69,137
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 512.0

Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.58%
• Current HPI: 191.2464
• Rent YoY: —
• Metro: Winston-Salem, 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