1820 S Park Dr · Reidsville, NC 27320

$204,900

2 bd · 1.0 ba · 2,464 sqft · SingleFamily public records · 21 Days on market

Built 1939 1.00 ac lot Est $333k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Have you dreamed of front porch sitting? This home offers just that. Step onto the spacious front porch and into a home full of character, featuring three fireplaces throughout. A sunroom with large windows fills the space with natural light, creating the perfect spot to relax year-round. The kitchen includes a pantry, adding extra storage and functionality. With three bedrooms, one bathroom, a large front yard, and plenty of storage, this home offers both charm and convenience. Located just minutes from downtown, this property is a blank canvas ready to be made your own. You won’t want to miss this one.

Key facts

• Pantry
• Three fireplaces
• Large front yard

Tags

• FRONT PORCH
• THREE FIREPLACES
• SUNROOM
• PANTRY
• LARGE FRONT YARD

Property features AI

Finance

• Other: Directions: Heading South on S Scales Street, turn right onto Richardson Drive, slight left onto S Park Drive; house will be on the right.
• Financial info: Tax information not included per instructions
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking (no garage)
• Security: Deadbolt locks; Storm doors
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; Two levels; Built in 1939; Three fireplaces located in the den, dining room, and living room
• Construction: Vinyl siding; Existing structure
• Exterior features: Sump pump; Barn(s) on the property; No fencing; Public-maintained road access; Lot approximately 1 acre

Interior

• Kitchen: Range; Exhaust fan
• Bedrooms: Bedrooms on main and second levels (primary on main)
• Flooring: Laminate; Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom located on the main level; Eave storage in the attic; Storm doors; Built-in features; Ceiling fans; Deadbolt locks; Pantry
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $38 ($455/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 $180k (12.2% below list).
• Recommended offer: $180k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 251 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $205k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (12.2% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $332,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Country Club Dr	0.27mi	3/2.0 (+1)	2,110 (-14%)	1mo	$284,900	$135	54
1320 South Park Dr	0.63mi	3/2.0 (+1)	2,427 (-2%)	8mo	$249,000	$103	53
1113 Sherwood Dr	0.55mi	3/3.5 (+1)	2,577 (+5%)	6mo	$345,500	$134	46
1841 Pennrose Dr	0.58mi	3/2.0 (+1)	2,301 (-7%)	10mo	$425,000	$185	44
2203 Belmont Dr	0.70mi	3/2.0 (+1)	2,328 (-6%)	6mo	$314,000	$135	44
514 Pennrington Cir	0.46mi	3/2.5 (+1)	2,645 (+7%)	18mo	$439,900	$166	40
1400 Pennrose Dr	0.60mi	3/2.0 (+1)	2,249 (-9%)	11mo	$335,000	$149	39
803 Briarwood St	0.57mi	3/3.5 (+1)	2,492 (+1%)	21mo	$238,000	$96	39
1112 Larkwood Dr	0.58mi	3/2.0 (+1)	2,218 (-10%)	18mo	$190,000	$86	33

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-30,780
• Equity at exit: $30,551

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-23,663
• Equity at exit: $17,716

Cash invested: $57,372 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 251
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $38

Break-even live

Break-even rent $1,752

Max offer price $204,900

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $96	+0% $38	+5% $-20	+10% $-78
Rent	-10% $-104	-5% $-33	+0% $38	+5% $109	+10% $180
Rate	-1.0pp $141	-0.5pp $90	base $38	+0.5pp $-15	+1.0pp $-69

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Richardson Dr Reidsville, NC	3.0	2.0	2272	$1,800	$0.79	14d	1	0.65mi

Listing history 31 events

1. 2026-06-18
   days on market $204,900 Active 21 DOM
2. 2026-06-17
   days on market $204,900 Active 20 DOM
3. 2026-06-16
   days on market $204,900 Active 19 DOM
4. 2026-06-15
   days on market $204,900 Active 18 DOM
5. 2026-06-14
   days on market $204,900 Active 16 DOM
6. 2026-06-13
   days on market $204,900 Active 15 DOM
7. 2026-06-10
   days on market $204,900 Active 13 DOM
8. 2026-06-09
   days on market $204,900 Active 12 DOM
9. 2026-06-08
   days on market $204,900 Active 11 DOM
10. 2026-06-07
    days on market $204,900 Active 10 DOM
11. 2026-06-03
    days on market $204,900 Active 6 DOM
12. 2026-06-02
    days on market $204,900 Active 5 DOM
13. 2026-06-01
    days on market $204,900 Active 4 DOM
14. 2026-05-31
    days on market $204,900 Active 3 DOM
15. 2026-05-31
    days on market $204,900 Active 2 DOM
16. 2026-04-07
    price $204,900
17. 2026-02-27
    price $223,500
18. 2026-02-03
    price $228,500
19. 2026-01-07
    listed $234,900 Active
20. 2025-10-03
    price $244,000
21. 2025-10-03
    price $244,000
22. 2025-08-07
    price $254,000
23. 2025-08-07
    price $254,000
24. 2025-06-30
    price $264,000
25. 2017-07-31
    soldstatus $123,500 Sold
26. 2017-07-31
    soldstatus $123,500
27. 2017-07-01
    status Pending
28. 2017-06-20
    historical Due Diligence Period
29. 2017-03-07
    listed $123,500 Active
30. 2017-03-06
    listed $123,500
31. 2012-11-02
    soldstatus $108,500

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$11,478
• − Property taxes: −$2,690
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,961
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $1,177/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• 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

+88.8% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $204,900 Triad MLS
• 2026-02-27 Price Changed $223,500 Triad MLS
• 2026-02-03 Price Changed $228,500 Triad MLS
• 2026-01-07 Listed $234,900 Triad MLS
• 2025-10-03 Price Changed $244,000 Triad MLS
• 2025-10-03 Price Changed $244,000 Triad MLS
• 2025-08-07 Price Changed $254,000 Triad MLS
• 2025-08-07 Price Changed $254,000 Triad MLS
• 2025-06-30 Price Changed $264,000 Triad MLS
• 2017-07-31 Sold (Public Records) $123,500 Public Records
• 2017-07-31 Sold (MLS) $123,500 Triad MLS
• 2017-07-01 Pending — Triad MLS
• 2017-06-20 Contingent — Triad MLS
• 2017-03-07 Listed $123,500 Triad MLS
• 2017-03-06 Listed $123,500 TMLS
• 2012-11-02 Sold (Public Records) $108,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,690 · -1.0% YoY. Source: county tax records.