88 Lillian Ct · Roxboro, NC 27573

$239,990

4 bd · 2.0 ba · 1,263 sqft · SingleFamily · 137 Days on market

Built 2026 0.29 ac lot Est $222k · 8% over ↓ 3% since listing

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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).

• Appreciation +8.5/10.0
• Cash flow +7.9/30.0
• ARV discount +3.9/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

Key facts

• Central island
• Walk-in closet
• Private full bath

Tags

• CENTRAL ISLAND
• WALK-IN CLOSET
• PRIVATE FULL BATH
• CENTRALLY LOCATED FULL BATH
• FLEXIBLE BEDROOM ARRANGEMENT
• SINGLE-STORY FOOTPRINT

Property features AI

Finance

• Other: Lot size approximately 0.29 acres
• HOA & community: No association; Not a senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: House; One story; Entry level: One
• Construction: Frame construction; Shingle roof; Slab foundation; Built by builder model 'Olympic'
• Exterior features: Public-maintained road access; Zoned SFR

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning (electric)
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.7% below list).
• Recommended offer: $178k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 99 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $17k appreciation (7.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $178,212 (25.7% 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 137 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $222,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Maggie Ln	0.08mi	3/2.0 (-1)	1,265 (+0%)	3mo	$219,000	$173	89
132 Lillian Ct	0.15mi	3/2.0 (-1)	1,202 (-5%)	6mo	$224,488	$187	75
123 Landon Pl	0.17mi	3/2.0 (-1)	1,202 (-5%)	8mo	$226,990	$189	73
224 Landon Pl	0.27mi	3/2.0 (-1)	1,202 (-5%)	7mo	$219,997	$183	68
252 Maggie Ln	0.16mi	3/2.0 (-1)	1,202 (-5%)	14mo	$225,990	$188	68
142 Yarborough St	0.42mi	3/1.0 (-1)	1,280 (+1%)	3mo	$59,900	$47	66
49 Eli Ct	0.13mi	3/2.0 (-1)	1,185 (-6%)	15mo	$249,900	$211	66
319 Maggie Ln	0.24mi	4/2.0	1,401 (+11%)	14mo	$235,290	$168	59
112 Edgewood Dr	0.36mi	3/2.0 (-1)	1,364 (+8%)	8mo	$240,000	$176	58
1701 Sunset St	0.35mi	3/2.0 (-1)	1,152 (-9%)	11mo	$60,000	$52	55
314 Lawrence Street St	0.62mi	3/2.0 (-1)	1,325 (+5%)	14mo	$205,000	$155	46
1416 Chestnut St	0.69mi	3/1.0 (-1)	1,152 (-9%)	11mo	$195,000	$169	35

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

Projected returns pro-forma

7.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.01×
• Total profit: $67,966
• Equity at exit: $166,412

10-year hold

• IRR: 14.3%
• Equity multiple: 4.12×
• Total profit: $209,539
• Equity at exit: $316,203

Cash invested: $67,197 (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 27573

• Home prices YoY: 2.5%
• Active inventory: 99
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-251

Break-even live

Break-even rent $2,099

Max offer price $203,722

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-168	+0% $-251	+5% $-334	+10% $-416
Rent	-10% $-391	-5% $-321	+0% $-251	+5% $-180	+10% $-110
Rate	-1.0pp $-130	-0.5pp $-190	base $-251	+0.5pp $-313	+1.0pp $-376

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   price $239,990
2. 2026-05-13
   price $239,990 1822-char remark

   Show marketing remark (1822 chars)

   Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

3. 2026-03-18
   price $244,990
4. 2026-03-05
   price $244,990 1822-char remark

   Show marketing remark (1822 chars)

   Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

5. 2026-01-27
   status Active 1822-char remark

   Show marketing remark (1822 chars)

   Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

6. 2026-01-25
   historical 1822-char remark

   Show marketing remark (1822 chars)

   Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

7. 2026-01-09
   listed $246,990 Active
8. 2026-01-02
   listed $246,990 Active 1822-char remark

   Show marketing remark (1822 chars)

   Nestled in the rolling hills of North Carolina's Piedmont region, Roxboro offers residents a blend of small-town charm, natural beauty, and Southern hospitality. As the county seat of Person County, Roxboro boasts a rich history, vibrant cultural scene, and picturesque landscapes. Living in Roxboro means enjoying the tranquility of rural living while still being within a short drive of larger cities like Durham and Raleigh. The town's historic downtown district features charming boutiques, cozy cafes, and local eateries, while nearby parks and green spaces offer opportunities for outdoor recreation such as hiking, fishing, and boating. Roxboro is also known for its strong sense of community, with neighbors coming together for events like the annual Person County Heritage Festival and local fundraisers. The town hosts a variety of events and festivals throughout the year, celebrating everything from music and food to arts and crafts. Surrounded by lush forests, scenic lakes, and winding rivers, Roxboro and its surrounding areas provide a peaceful retreat from the hustle and bustle of city life. With its affordable cost of living, top-rated schools, and friendly atmosphere, Roxboro is a welcoming place to call home for individuals and families alike, offering a true slice of Southern living in North Carolina's Piedmont region. Highland Place is an established community minutes to the heart of Roxboro. Spend your weekend at Black Creek Brewery and 1792 Beer Company, Hiking around one of our beautiful lakes, visiting The Life and Science Museum or spend the day at Tunnel Creek Vineyards. With so many activities locally you'll never have to go far for things to do, but If that's not enough you are also within 60 miles of Greensboro, Raleigh and Durham. We make it easy to call Highland Place home.

ⓘ 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: $21,385
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,982
• Taxable loss: −$7,261
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-1,265/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,954
• Population (ZIP): 11,954

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 11% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.01%
• Current HPI: 286.1496
• 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

-2.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $239,990 TMLS
• 2026-05-13 Price Changed $239,990 Zillow
• 2026-03-18 Price Changed $244,990 TMLS
• 2026-03-05 Price Changed $244,990 Zillow
• 2026-01-27 Relisted — Zillow
• 2026-01-25 Delisted — Zillow
• 2026-01-09 Listed $246,990 TMLS
• 2026-01-02 Listed $246,990 Zillow