834 Mary James Ave · Thomasville, NC 27360

$115,000

2 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 1 Days on market

Built 1966 6,969 sqft lot

---

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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Amazing Flip Opportunity in Thomasville! * * Charming, convenient, and full of potential, 834 Mary James Avenue offers a fantastic opportunity for investors or renovators looking for their next project. This single-level home features comfortable living spaces, a spacious yard, and a layout that’s ready for your vision. Perfectly located with easy access to local amenities, this property is ideal for first-time buyers, downsizers, or anyone looking to add value through updates and improvements. Don’t miss your chance to transform this home into something special—schedule your showing today!

Key facts

• 6,969 sq ft lot
• Built 1966

Property features AI

Finance

• Other: Public maintained road
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage)
• Security: Security system
• Utilities: Public water; Public sewer; Electric water heater; Electric-powered heating
• Home design: Residential stick/site-built house; One story; Built in 1966; Has two or more access exits
• Construction: Brick and vinyl siding exterior
• Exterior features: Outdoor lighting; Fenced yard; Storage structure on property; Corner, level/flat city lot

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Central air; Window unit(s)
• Interior features: Ceiling fans; Storm windows
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.4% 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.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 14d 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $115,000

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $235,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Mary James Ave	0.00mi	3/1.0 (+1)	1,375 (0%)	1mo	$115,000	$84	94
500 Pineywood Rd	0.38mi	3/2.0 (+1)	1,338 (-3%)	2mo	$255,000	$191	67
732 Salem St	0.57mi	2/1.5	1,305 (-5%)	12mo	$199,000	$152	53
125 Forest Park Ln	0.57mi	2/2.0	1,277 (-7%)	7mo	$110,000	$86	52
614 Huger St	0.36mi	3/2.0 (+1)	1,251 (-9%)	10mo	$230,000	$184	51
1132 W Green St	0.74mi	2/2.0	1,246 (-9%)	1mo	$206,000	$165	45
423 Barnwell St	0.39mi	3/1.0 (+1)	1,176 (-14%)	11mo	$188,000	$160	44
317 Small St	0.58mi	3/1.5 (+1)	1,198 (-13%)	1mo	$205,000	$171	43
1107 Sunset Dr	0.58mi	3/2.0 (+1)	1,204 (-12%)	2mo	$245,000	$203	42
702 Davidson St	0.67mi	3/2.0 (+1)	1,262 (-8%)	15mo	$178,000	$141	34
103 Stone St	0.75mi	3/2.0 (+1)	1,248 (-9%)	11mo	$254,500	$204	31
313 W Guilford St	0.74mi	3/2.0 (+1)	1,204 (-12%)	10mo	$237,000	$197	27

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,082
• Equity at exit: $17,147

10-year hold

• IRR: 12.4%
• Equity multiple: 2.04×
• Total profit: $33,360
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $299

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	14d	1	0.49mi
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	14d	1	0.85mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	14d	1	0.86mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	23d	1	1.44mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	23d	1	1.48mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   historical Due Diligence Period
3. 2026-05-04
   listed $115,000 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: $442 · $37/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$501/yr (+$42/mo · 113.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $14,993
• − Mortgage interest: −$6,442
• − Property taxes: −$442
• − Insurance: −$575
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,345
• Taxable income: $1,790
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,161/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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 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

3 events — show timeline

• 2026-05-06 Pending — Triad MLS
• 2026-05-05 Contingent — Triad MLS
• 2026-05-04 Listed $115,000 Triad MLS

Property tax history

+0.5%/yr

Latest (2025): $442 · +0.0% YoY. Source: county tax records.