1268 Ridge Rd · Roxboro, NC 27573

$155,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 77 Days on market

Built 1948 6,970 sqft lot Est $168k · 8% under

---

Why this score? — see what drove the C+ 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 +19.3/30.0
• ARV discount +11.1/15.0
• Appreciation +8.5/10.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

Key facts

• One level home
• Covered front porch
• Eat in kitchen

Tags

• ONE LEVEL HOME
• EAT IN KITCHEN
• COVERED FRONT PORCH
• BACK DECK
• DETACHED WORKSHOP
• OPEN BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.16 acres
• Financial info: Property tax information available
• HOA & community: No homeowners association

Exterior

• Parking: Attached or detached garage not specified, 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-story house; One level
• Construction: Vinyl siding; Slate roof
• Exterior features: Grassed yard

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Washer and dryer included; Electric range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $144k (7.0% below list).
• Recommended offer: $144k (7.0% 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 $12k of equity ($1k loan paydown + $11k 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.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $129k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,214 (7.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $168,350
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1257 Ridge Rd	0.06mi	2/1.0	980 (+8%)	7mo	$142,200	$145	79
1249 Pointer St	0.15mi	3/1.0 (+1)	1,027 (+13%)	1mo	$165,000	$161	66
1413 Longhurst St	0.46mi	2/1.0	891 (-2%)	14mo	$165,000	$185	63
223 Windsor Dr	0.29mi	3/1.5 (+1)	1,025 (+13%)	22mo	$205,000	$200	40

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: 21.5%
• Equity multiple: 2.50×
• Total profit: $65,079
• Equity at exit: $107,479

10-year hold

• IRR: 20.1%
• Equity multiple: 5.17×
• Total profit: $180,889
• Equity at exit: $204,223

Cash invested: $43,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $172

Break-even live

Break-even rent $1,225

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $155,000 Active 77 DOM
2. 2026-06-17
   days on market $155,000 Active 76 DOM
3. 2026-06-16
   days on market $155,000 Active 75 DOM
4. 2026-06-15
   days on market $155,000 Active 74 DOM
5. 2026-06-13
   days on market $155,000 Active 72 DOM
6. 2026-06-12
   days on market $155,000 Active 71 DOM
7. 2026-06-09
   days on market $155,000 Active 68 DOM
8. 2026-06-08
   days on market $155,000 Active 67 DOM
9. 2026-06-07
   days on market $155,000 Active 66 DOM
10. 2026-06-05
    days on market $155,000 Active 64 DOM
11. 2026-06-04
    days on market $155,000 Active 62 DOM
12. 2026-06-02
    days on market $155,000 Active 61 DOM
13. 2026-06-01
    remarks 645-char remark
14. 2026-06-01
    statusdays on market $155,000 Active 60 DOM
15. 2026-05-31
    days on market $155,000 Active Under Contract 59 DOM
16. 2026-05-21
    historical Active Under Contract
17. 2026-04-02
    listed $155,000 Active
18. 2023-12-21
    soldstatus $129,000 Sold 498-char remark

    Show marketing remark (498 chars)

    NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

19. 2023-12-21
    soldstatus $129,000

    Show marketing remark (498 chars)

    NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

20. 2023-11-28
    status Pending 498-char remark

    Show marketing remark (498 chars)

    NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

21. 2023-11-20
    historical Contingent 498-char remark

    Show marketing remark (498 chars)

    NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

22. 2023-11-19
    listed $134,900 Active 498-char remark

    Show marketing remark (498 chars)

    NEW PRICE Absolutely Adorable Home in uptown Roxboro! Charming Covered Front Porch Welcomes you to the Expansive Living Room with Gorgeous Floors that lead to both Bedrooms! Natural Light Pours in through all the windows Brightening this Lovely Home! Detached Workshop in the Backyard for all your toys! The spacious Kitchen has Stainless Refrigerator that stays! Laundry Room with its own Back Entrance leads you to the Back Deck & Awesome Backyard! Check out 1268 Ridge Road in Roxboro, NC!

23. 2023-11-16
    historical
24. 2023-11-06
    price $134,900
25. 2023-10-03
    price $139,900
26. 2023-09-18
    price $145,000
27. 2023-08-08
    listed $150,000 Active
28. 2017-04-19
    soldstatus $52,000
29. 2006-08-31
    soldstatus $67,000

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$188/yr (+$16/mo · 17.4%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,306
• − Mortgage interest: −$8,682
• − Property taxes: −$1,083
• − Insurance: −$775
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,509
• Taxable loss: −$513
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,183/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

• Census place: Roxboro, NC
• 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

+131.3% since first listed

14 events — show timeline

• 2026-05-21 Contingent — TMLS
• 2026-04-02 Listed $155,000 TMLS
• 2023-12-21 Sold (Public Records) $129,000 Public Records
• 2023-12-21 Sold (MLS) $129,000 TMLS
• 2023-11-28 Pending — TMLS
• 2023-11-20 Contingent — TMLS
• 2023-11-19 Listed $134,900 TMLS
• 2023-11-16 Listing Removed — TMLS
• 2023-11-06 Price Changed $134,900 TMLS
• 2023-10-03 Price Changed $139,900 TMLS
• 2023-09-18 Price Changed $145,000 TMLS
• 2023-08-08 Listed $150,000 TMLS
• 2017-04-19 Sold (Public Records) $52,000 Public Records
• 2006-08-31 Sold (Public Records) $67,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $1,083 · +0.0% YoY. Source: county tax records.