158 John Crotts Rd · Mocksville, NC 27028

$185,000

3 bd · 1.0 ba · 1,648 sqft · Land public records · 169 Days on market

Built 1930 0.80 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

Key facts

• 0.8 acre lot
• Built 1930
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $185k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 169 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.07% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,195
• Equity at exit: $27,584

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $33,679
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $437

Break-even live

Break-even rent $1,421

Max offer price $185,000

Occupancy floor 73%

Sensitivity live

Price	-10% $542	-5% $490	+0% $437	+5% $385	+10% $333
Rent	-10% $281	-5% $359	+0% $437	+5% $515	+10% $593
Rate	-1.0pp $530	-0.5pp $484	base $437	+0.5pp $389	+1.0pp $341

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.06mi
204 Spring St Mocksville, NC	3.0	2.0	1405	$1,750	$1.25	24d	1	1.27mi
246 Winding Creek Rd Mocksville, NC	3.0	2.0	1441	$1,825	$1.27	15d	1	1.39mi

Listing history 21 events

1. 2025-12-05
   status Pending
2. 2025-12-04
   status Pending 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

3. 2025-11-05
   status Active
4. 2025-11-03
   status Active 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

5. 2025-10-29
   status Pending 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

6. 2025-10-11
   historical Due Diligence Period 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

7. 2025-10-03
   status Active 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

8. 2025-09-13
   status Pending 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

9. 2025-08-22
   historical Due Diligence Period 664-char remark

   Show marketing remark (664 chars)

   NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

10. 2025-08-22
    historical Active Under Contract

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

11. 2025-08-14
    status Active 664-char remark

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

12. 2025-08-14
    status Active

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

13. 2025-08-02
    historical 664-char remark

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

14. 2025-06-24
    status Active 664-char remark

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

15. 2025-06-24
    status Active

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

16. 2025-06-08
    status Pending Accepting Backup Offers 664-char remark

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

17. 2025-06-08
    listed Active Under Contract

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

18. 2025-06-06
    listed $185,000

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

19. 2025-06-06
    listed $185,000 Active 664-char remark

    Show marketing remark (664 chars)

    NEW ROOF, NEW HVAC & NEW DECK! 2 BR+ 2 Flex Rooms! This cute and cozy home is full of charm and ready for someone with a vision! It features an oversized living room, open floor plan, with generous sized bedrooms and a primary suite with a beautifully updated bathroom and a WIC to die for! The covered front porch is perfect for relaxing in a rocking chair or the swing! The backyard is spacious and shaded — ideal for gardening, playsets or pets. The bonus room is not included in heated sq ft due to ceiling height. It would add an additional 202 sq ft to the home if it were added. You do not want to miss this gem!! Book your private showing today!

20. 2009-12-01
    soldstatus $80,000
21. 2006-05-24
    soldstatus $102,000

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$617/yr (+$51/mo · 68.6%)

ⓘ 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: $23,688
• − Mortgage interest: −$10,363
• − Property taxes: −$900
• − Insurance: −$925
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,382
• Taxable income: $2,329
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $4,688/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

• 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

+81.4% since first listed

21 events — show timeline

• 2025-12-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-12-04 Pending — Triad MLS
• 2025-11-05 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Relisted — Triad MLS
• 2025-10-29 Pending — Triad MLS
• 2025-10-11 Contingent — Triad MLS
• 2025-10-03 Relisted — Triad MLS
• 2025-09-13 Pending — Triad MLS
• 2025-08-22 Contingent — Triad MLS
• 2025-08-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-08-14 Relisted — Triad MLS
• 2025-08-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-08-02 Delisted — Triad MLS
• 2025-06-24 Relisted — Triad MLS
• 2025-06-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-06-08 Pending — Triad MLS
• 2025-06-08 Listed — CANOPYMLS as Distributed by MLS Grid
• 2025-06-06 Listed $185,000 Triad MLS
• 2025-06-06 Listed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) $80,000 Public Records
• 2006-05-24 Sold (Public Records) $102,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $900 · +9.2% YoY. Source: county tax records.