209 6th Ave · Mayodan, NC 27027

$94,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 70 Days on market

Built 1945 8,276 sqft lot Est $160k · 41% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity this 3 Bed 1 bath home has had some renovations started for you! Calling Investors or Handy buyers. 2 beds on main, nice size living, spacious kitchen, large laundry. flex space, and a room on upper level too! Walk to Downtown or enjoy Elliot Duncan Park just a block or so away! Additional 200 Square footage for 3rd bedroom on upper level has ceiling heights under 7 ft. so not added to square footage

Key facts

• Walk to downtown
• Elliot duncan park
• 8,276 sq ft lot

Tags

• WALK TO DOWNTOWN
• ELLIOT DUNCAN PARK

Property features AI

Finance

• Other: Building area reported as 896 total; Lot dimensions to be determined by buyer survey
• HOA & community: No homeowners association

Exterior

• Parking: Driveway and on-street parking (no garage)
• Utilities: Public water; Public sewer; Publicly maintained road access; Electric water heater
• Home design: Single-story house (one level); Stick/site-built residential structure; Built in 1945; Existing structure
• Construction: Asbestos and vinyl siding exterior; Crawl space foundation; No fireplaces
• Exterior features: City lot; No fence

Interior

• Kitchen: Kitchen on the main level; Electric water heater
• Bedrooms: Includes rooms on the main level and an additional bonus room on another level
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating powered by natural gas
• Interior features: Primary bedroom is on the main level
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $51 ($613/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 $88k (6.9% below list).
• Recommended offer: $88k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Mayodan — 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 60/100 on livability (#523 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: crime C-, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John W Dillard Academy (math 37% / reading 37%, grade F, #771 of 1,410 statewide, top 57%, 284 students, 66% FRL); Western Rockingham Middle (math 39% / reading 40%, grade F, #232 of 475 statewide, top 50%, 556 students, 63% FRL); Dalton Mcmichael High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 723 students, 59% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $87,500 (6.9% below list)

Questions for the listing agent

1. It's been on market 70 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 1945 — 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 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. 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: 0.93% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $159,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 5th Ave	0.27mi	3/2.0	907 (-2%)	4mo	$170,000	$187	77
401 N 4th Ave	0.20mi	2/1.0 (-1)	863 (-7%)	6mo	$100,000	$116	70
900 W Monroe St	0.27mi	2/1.0 (-1)	850 (-8%)	0mo	$98,000	$115	69
427 N 2nd Ave	0.46mi	2/1.0 (-1)	912 (-1%)	4mo	$187,000	$205	68
301 5th Ave	0.09mi	3/2.0	1,024 (+11%)	10mo	$192,000	$188	65
608 W Washington St	0.33mi	2/1.0 (-1)	984 (+6%)	8mo	$153,000	$155	62
304 W Washington Ext	0.49mi	2/1.0 (-1)	954 (+3%)	8mo	$167,000	$175	60
307 S 5th Ave	0.34mi	2/1.0 (-1)	986 (+7%)	15mo	$79,000	$80	56
713 Roach St	0.35mi	2/1.0 (-1)	1,040 (+13%)	2mo	$180,000	$173	56
101 Ayersville Rd	0.36mi	2/1.0 (-1)	806 (-13%)	2mo	$63,500	$79	55
209 S 4th Ave	0.30mi	3/2.0	1,024 (+11%)	12mo	$210,000	$205	54
321 N 1st Ave	0.38mi	2/2.0 (-1)	1,031 (+12%)	14mo	$167,000	$162	42

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-11,969
• Equity at exit: $14,016

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-6,201
• Equity at exit: $8,127

Cash invested: $26,320 (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 27027

• Home prices YoY: -6.3%
• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $51

Break-even live

Break-even rent $810

Max offer price $94,000

Occupancy floor 89%

Sensitivity live

Price	-10% $104	-5% $78	+0% $51	+5% $25	+10% $-2
Rent	-10% $-18	-5% $17	+0% $51	+5% $86	+10% $120
Rate	-1.0pp $98	-0.5pp $75	base $51	+0.5pp $27	+1.0pp $2

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 S Ayersville Rd Mayodan, NC	2.0	1.0	625	$875	$1.40	25d	1	0.34mi

Listing history 22 events

1. 2026-06-22
   days on market $94,000 Active 70 DOM
2. 2026-06-18
   days on market $94,000 Active 67 DOM
3. 2026-06-17
   days on market $94,000 Active 66 DOM
4. 2026-06-16
   days on market $94,000 Active 65 DOM
5. 2026-06-15
   days on market $94,000 Active 64 DOM
6. 2026-06-14
   days on market $94,000 Active 62 DOM
7. 2026-06-13
   days on market $94,000 Active 61 DOM
8. 2026-06-10
   days on market $94,000 Active 59 DOM
9. 2026-06-09
   days on market $94,000 Active 58 DOM
10. 2026-06-08
    days on market $94,000 Active 57 DOM
11. 2026-06-07
    days on market $94,000 Active 56 DOM
12. 2026-06-03
    days on market $94,000 Active 52 DOM
13. 2026-06-02
    days on market $94,000 Active 51 DOM
14. 2026-06-01
    days on market $94,000 Active 50 DOM
15. 2026-05-31
    days on market $94,000 Active 49 DOM
16. 2026-05-31
    days on market $94,000 Active 48 DOM
17. 2026-05-21
    price $94,000
18. 2026-04-14
    status Active
19. 2026-04-12
    historical
20. 2026-04-10
    listed $100,000 Active
21. 2023-05-25
    soldstatus $78,797
22. 2000-04-20
    soldstatus $47,000

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$5,265
• − Property taxes: −$1,296
• − Insurance: −$470
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,735
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $840/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Mayodan

• Score: 60/100
• State rank: #523
• US rank: #19383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayodan, NC
• Population (ZIP): 3,950

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.45%
• Current HPI: 242.6839
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $94,000 Triad MLS
• 2026-04-14 Relisted — Triad MLS
• 2026-04-12 Delisted — Triad MLS
• 2026-04-10 Listed $100,000 Triad MLS
• 2023-05-25 Sold (Public Records) $78,797 Public Records
• 2000-04-20 Sold (Public Records) $47,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,296 · +8.4% YoY. Source: county tax records.