399 Windward Cir · Mocksville, NC 27028

$219,900

3 bd · 2.0 ba · 990 sqft · SingleFamily public records · 5 Days on market

Built 1997 8,712 sqft lot Est $198k · 11% over

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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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming ranch home in Mocksville’s Myers Park-Ridgemont subdivision offers comfortable one-level living with 3 bedrooms, 2 baths, and 1,099 sq ft of functional space. Relax on the inviting covered front porch or enjoy outdoor entertaining on the back deck overlooking the yard. Inside, the kitchen features a convenient pantry for added storage and organization. A storage shed provides extra space for tools, hobbies, or lawn equipment. Recent updates include a new roof, gutters, and HVAC system (2026), offering added value and peace of mind for the next owner. Perfect for first-time buyers, downsizers, or investors looking for a great opportunity in Mocksville.

Key facts

• Covered front porch
• Kitchen pantry
• New gutters

Tags

• COVERED FRONT PORCH
• BACK DECK
• KITCHEN PANTRY
• STORAGE SHED
• NEW ROOF
• NEW GUTTERS

Property features AI

Finance

• Other: Lot on publicly maintained paved concrete road; Approximately 0.2 acre lot
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site built); One story; Crawl space foundation
• Construction: Brick partial and vinyl exterior
• Exterior features: Covered patio/porch; Deck; Front porch; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level with room dimensions: 13'4" x 10'0", 12'8" x 6'10", 10'2" x 8'6" (all on main)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Heat pump; Ceiling fan(s); Electric cooling (heat pump)
• Interior features: Pantry; Insulated windows; Insulated doors; 6 total rooms; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $181k (17.8% below list).
• Recommended offer: $181k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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-, schools D+, employment D.
• 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.
• Market conditions: 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 31% 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 $7k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $130k; list at $220k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $180,664 (17.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $198,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Windward Cir	0.00mi	3/2.0	1,099 (+11%)	0mo	$226,000	$206	81
325 Mountview Dr	0.21mi	3/1.5	1,025 (+4%)	10mo	$205,000	$200	74
428 Mountview Dr	0.09mi	2/1.0 (-1)	1,020 (+3%)	11mo	$215,000	$211	73
50 Whitney Rd	0.34mi	2/1.0 (-1)	998 (+1%)	5mo	$185,000	$185	70
400 Windward Cir	0.04mi	2/2.0 (-1)	1,067 (+8%)	14mo	$200,000	$187	69
81 Marconi St	0.25mi	3/1.5	1,024 (+3%)	21mo	$183,000	$179	64
144 Creekside Dr	0.28mi	2/1.0 (-1)	864 (-13%)	20mo	$175,200	$203	40

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-32,568
• Equity at exit: $32,788

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-24,579
• Equity at exit: $19,013

Cash invested: $61,572 (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: 219
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $49

Break-even live

Break-even rent $1,745

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $174	-5% $111	+0% $49	+5% $-13	+10% $-75
Rent	-10% $-94	-5% $-22	+0% $49	+5% $120	+10% $192
Rate	-1.0pp $160	-0.5pp $105	base $49	+0.5pp $-8	+1.0pp $-66

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Milling Rd Mocksville, NC	2.0	2.0	1056	$1,500	$1.42	24d	1	0.95mi

Listing history 13 events

1. 2026-05-19
   historical Due Diligence Period 679-char remark

   Show marketing remark (679 chars)

   This charming ranch home in Mocksville’s Myers Park-Ridgemont subdivision offers comfortable one-level living with 3 bedrooms, 2 baths, and 1,099 sq ft of functional space. Relax on the inviting covered front porch or enjoy outdoor entertaining on the back deck overlooking the yard. Inside, the kitchen features a convenient pantry for added storage and organization. A storage shed provides extra space for tools, hobbies, or lawn equipment. Recent updates include a new roof, gutters, and HVAC system (2026), offering added value and peace of mind for the next owner. Perfect for first-time buyers, downsizers, or investors looking for a great opportunity in Mocksville.

2. 2026-05-19
   status Pending

   Show marketing remark (679 chars)

   This charming ranch home in Mocksville’s Myers Park-Ridgemont subdivision offers comfortable one-level living with 3 bedrooms, 2 baths, and 1,099 sq ft of functional space. Relax on the inviting covered front porch or enjoy outdoor entertaining on the back deck overlooking the yard. Inside, the kitchen features a convenient pantry for added storage and organization. A storage shed provides extra space for tools, hobbies, or lawn equipment. Recent updates include a new roof, gutters, and HVAC system (2026), offering added value and peace of mind for the next owner. Perfect for first-time buyers, downsizers, or investors looking for a great opportunity in Mocksville.

3. 2026-05-14
   listed $219,900 Active 679-char remark

   Show marketing remark (679 chars)

   This charming ranch home in Mocksville’s Myers Park-Ridgemont subdivision offers comfortable one-level living with 3 bedrooms, 2 baths, and 1,099 sq ft of functional space. Relax on the inviting covered front porch or enjoy outdoor entertaining on the back deck overlooking the yard. Inside, the kitchen features a convenient pantry for added storage and organization. A storage shed provides extra space for tools, hobbies, or lawn equipment. Recent updates include a new roof, gutters, and HVAC system (2026), offering added value and peace of mind for the next owner. Perfect for first-time buyers, downsizers, or investors looking for a great opportunity in Mocksville.

4. 2026-05-14
   listed $219,900 Active

   Show marketing remark (679 chars)

   This charming ranch home in Mocksville’s Myers Park-Ridgemont subdivision offers comfortable one-level living with 3 bedrooms, 2 baths, and 1,099 sq ft of functional space. Relax on the inviting covered front porch or enjoy outdoor entertaining on the back deck overlooking the yard. Inside, the kitchen features a convenient pantry for added storage and organization. A storage shed provides extra space for tools, hobbies, or lawn equipment. Recent updates include a new roof, gutters, and HVAC system (2026), offering added value and peace of mind for the next owner. Perfect for first-time buyers, downsizers, or investors looking for a great opportunity in Mocksville.

5. 2020-11-20
   soldstatus $130,000 Closed 781-char remark

   Show marketing remark (781 chars)

   New is the word! Beautiful newly renovated modern brick veneer ranch. This 3 bedroom and 2 full bathroom home has new flooring, paint, water heater, completely updated tiled showers with gorgeous black granite in the bathrooms to compliment the white vanities. The Kitchen has new appliances, elegant subway backsplash, black granite with white cabinet finish, and crown molding for an extra touch. Spacious outdoor storage with plenty of shelves and work table. It is 2 minutes from historic downtown Mocksville and has easy access to I-40 and 421. There is so much to see and enjoy in this move-in ready home. Come walk through the space and take in all this has to offer on the rocking chair front porch or relaxing deck in the back. Contact listing agent for more information.

6. 2020-11-20
   soldstatus $130,000

   Show marketing remark (781 chars)

   New is the word! Beautiful newly renovated modern brick veneer ranch. This 3 bedroom and 2 full bathroom home has new flooring, paint, water heater, completely updated tiled showers with gorgeous black granite in the bathrooms to compliment the white vanities. The Kitchen has new appliances, elegant subway backsplash, black granite with white cabinet finish, and crown molding for an extra touch. Spacious outdoor storage with plenty of shelves and work table. It is 2 minutes from historic downtown Mocksville and has easy access to I-40 and 421. There is so much to see and enjoy in this move-in ready home. Come walk through the space and take in all this has to offer on the rocking chair front porch or relaxing deck in the back. Contact listing agent for more information.

7. 2020-11-10
   status Pending 781-char remark

   Show marketing remark (781 chars)

   New is the word! Beautiful newly renovated modern brick veneer ranch. This 3 bedroom and 2 full bathroom home has new flooring, paint, water heater, completely updated tiled showers with gorgeous black granite in the bathrooms to compliment the white vanities. The Kitchen has new appliances, elegant subway backsplash, black granite with white cabinet finish, and crown molding for an extra touch. Spacious outdoor storage with plenty of shelves and work table. It is 2 minutes from historic downtown Mocksville and has easy access to I-40 and 421. There is so much to see and enjoy in this move-in ready home. Come walk through the space and take in all this has to offer on the rocking chair front porch or relaxing deck in the back. Contact listing agent for more information.

8. 2020-10-15
   historical Due Diligence Period 781-char remark

   Show marketing remark (781 chars)

   New is the word! Beautiful newly renovated modern brick veneer ranch. This 3 bedroom and 2 full bathroom home has new flooring, paint, water heater, completely updated tiled showers with gorgeous black granite in the bathrooms to compliment the white vanities. The Kitchen has new appliances, elegant subway backsplash, black granite with white cabinet finish, and crown molding for an extra touch. Spacious outdoor storage with plenty of shelves and work table. It is 2 minutes from historic downtown Mocksville and has easy access to I-40 and 421. There is so much to see and enjoy in this move-in ready home. Come walk through the space and take in all this has to offer on the rocking chair front porch or relaxing deck in the back. Contact listing agent for more information.

9. 2020-10-10
   listed $127,500 Active 781-char remark

   Show marketing remark (781 chars)

   New is the word! Beautiful newly renovated modern brick veneer ranch. This 3 bedroom and 2 full bathroom home has new flooring, paint, water heater, completely updated tiled showers with gorgeous black granite in the bathrooms to compliment the white vanities. The Kitchen has new appliances, elegant subway backsplash, black granite with white cabinet finish, and crown molding for an extra touch. Spacious outdoor storage with plenty of shelves and work table. It is 2 minutes from historic downtown Mocksville and has easy access to I-40 and 421. There is so much to see and enjoy in this move-in ready home. Come walk through the space and take in all this has to offer on the rocking chair front porch or relaxing deck in the back. Contact listing agent for more information.

10. 2020-08-24
    soldstatus $72,000 Closed
11. 2020-08-20
    status Pending
12. 2020-07-30
    historical
13. 2020-07-28
    listed $60,000 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: $1,601 · $133/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$203/yr (+$17/mo · 12.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,680
• − Mortgage interest: −$12,318
• − Property taxes: −$1,601
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,397
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,358/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

• Census place: Mocksville, NC
• 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

Price history

+266.5% since first listed

13 events — show timeline

• 2026-05-19 Contingent — Triad MLS
• 2026-05-19 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,900 Triad MLS
• 2020-11-20 Sold (Public Records) $130,000 Public Records
• 2020-11-20 Sold (MLS) $130,000 Triad MLS
• 2020-11-10 Pending — Triad MLS
• 2020-10-15 Contingent — Triad MLS
• 2020-10-10 Listed $127,500 Triad MLS
• 2020-08-24 Sold (MLS) $72,000 Triad MLS
• 2020-08-20 Pending — Triad MLS
• 2020-07-30 Delisted — Triad MLS
• 2020-07-28 Listed $60,000 Triad MLS

Property tax history

+6.7%/yr

Latest (2025): $1,601 · +58.7% YoY. Source: county tax records.