112 Rotary Ln · Thomasville, NC 27360

$174,900

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 112 Days on market

Built 2001 0.32 ac lot Est $209k · 16% 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 +14.9/15.0
• Cash flow +11.4/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

Key facts

• Large deck
• Quiet setting
• Single story

Tags

• SINGLE STORY
• LOW MAINTENANCE VINYL SIDING
• LARGE DECK
• QUIET SETTING
• EASY ACCESS TO I 85

Property features AI

Finance

• Other: Property listed by eXp Realty
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story
• Construction: Built in 2001; Vinyl siding exterior; Crawl space foundation
• Exterior features: Public maintained road access; Public water

Interior

• Kitchen: Pantry (kitchen storage)
• Bedrooms: Bedrooms located on the main level (dimensions vary)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump electric heating; Central air conditioning
• Interior features: Pantry; Primary bedroom on the main level
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-60 ($-723/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (25.6% below list).
• Recommended offer: $130k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 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 $5k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $147k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,192 (25.6% 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 112 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 F-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. 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: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $209,272
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Rotary Cir	0.19mi	2/2.0 (-1)	1,105 (+7%)	16mo	$214,000	$194	62
103 Lakeshore Dr	0.41mi	3/2.0	1,120 (+8%)	10mo	$255,000	$228	59
105 Lakeshore Dr	0.40mi	3/2.0	1,120 (+8%)	11mo	$265,000	$237	59
10 Rotary Cir	0.20mi	3/2.0	1,169 (+13%)	12mo	$236,000	$202	59
506 Roosevelt Ave	0.61mi	3/2.0	1,040 (+0%)	23mo	$212,500	$204	52
912 Alice Dr	0.62mi	2/1.0 (-1)	1,066 (+3%)	8mo	$190,000	$178	51
916 Liberty Dr	0.54mi	3/1.0	1,144 (+10%)	5mo	$100,000	$87	49
4348 Valley View Rd	0.63mi	3/2.0	1,170 (+13%)	8mo	$250,000	$214	43
909 Liberty Dr	0.47mi	3/1.5	1,188 (+15%)	24mo	$180,000	$152	32
808 Georgia Ave	0.70mi	2/1.0 (-1)	1,096 (+6%)	23mo	$175,000	$160	30

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-30,452
• Equity at exit: $26,078

10-year hold

• IRR: -7.4%
• Equity multiple: 0.51×
• Total profit: $-24,174
• Equity at exit: $15,122

Cash invested: $48,972 (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 27360

• Rents YoY: 4.3%
• Active inventory: 307
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$917
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-60

Break-even live

Break-even rent $1,378

Max offer price $164,263

Occupancy floor 100%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Arthur Dr Unit I Thomasville, NC	2.0	1.0	875	$895	$1.02	19d	1	0.74mi
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	14d	1	0.96mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	23d	1	1.22mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	23d	1	1.28mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	23d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $174,900 Active 112 DOM
2. 2026-06-17
   days on market $174,900 Active 111 DOM
3. 2026-06-16
   pricedays on market $174,900 Active 110 DOM
4. 2026-06-15
   days on market $180,000 Active 109 DOM
5. 2026-06-14
   days on market $180,000 Active 107 DOM
6. 2026-06-13
   days on market $180,000 Active 106 DOM
7. 2026-06-10
   days on market $180,000 Active 104 DOM
8. 2026-06-09
   days on market $180,000 Active 103 DOM
9. 2026-06-08
   days on market $180,000 Active 102 DOM
10. 2026-06-07
    days on market $180,000 Active 101 DOM
11. 2026-06-05
    days on market $180,000 Active 98 DOM
12. 2026-06-03
    days on market $180,000 Active 97 DOM
13. 2026-06-02
    days on market $180,000 Active 96 DOM
14. 2026-06-01
    days on market $180,000 Active 95 DOM
15. 2026-05-31
    days on market $180,000 Active 94 DOM
16. 2026-05-31
    days on market $180,000 Active 93 DOM
17. 2026-04-27
    price $184,900
18. 2026-04-17
    status Active
19. 2026-04-07
    historical Due Diligence Period
20. 2026-03-30
    price $187,500
21. 2026-02-26
    listed $190,000 Active
22. 2023-03-10
    soldstatus $147,000 Closed 112-char remark

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

23. 2023-03-10
    soldstatus $147,000

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

24. 2023-02-02
    status Pending Accepting Backup Offers 112-char remark

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

25. 2022-11-18
    status Active 112-char remark

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

26. 2022-11-08
    status Pending 112-char remark

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

27. 2022-09-07
    listed $150,000 Active 112-char remark

    Show marketing remark (112 chars)

    Great Investor Special! Property has New appliances, New Granite, New Paint & Flooring. Schedule to preview!

28. 2021-06-30
    soldstatus $146,000
29. 2021-04-07
    soldstatus $86,500
30. 1999-01-01
    soldstatus $13,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$250/yr (+$21/mo · 21.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,623
• − Mortgage interest: −$9,797
• − Property taxes: −$1,184
• − Insurance: −$874
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$5,088
• Taxable loss: −$3,820
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $194/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• 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

+1322.3% since first listed

14 events — show timeline

• 2026-04-27 Price Changed $184,900 Triad MLS
• 2026-04-17 Relisted — Triad MLS
• 2026-04-07 Contingent — Triad MLS
• 2026-03-30 Price Changed $187,500 Triad MLS
• 2026-02-26 Listed $190,000 Triad MLS
• 2023-03-10 Sold (Public Records) $147,000 Public Records
• 2023-03-10 Sold (MLS) $147,000 Triad MLS
• 2023-02-02 Pending — Triad MLS
• 2022-11-18 Relisted — Triad MLS
• 2022-11-08 Pending — Triad MLS
• 2022-09-07 Listed $150,000 Triad MLS
• 2021-06-30 Sold (Public Records) $146,000 Public Records
• 2021-04-07 Sold (Public Records) $86,500 Public Records
• 1999-01-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,184 · +1.5% YoY. Source: county tax records.