122 Saddlebrook Rd · Roxboro, NC 27574

$249,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 12 Days on market

Built 1999 1.00 ac lot Est $250k · at est.

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Why this score? — see what drove the B 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 +26.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.7/15.0
• 1% rule +6.2/10.0
• 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

Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

Key facts

• Move-in ready
• Private acre
• Completely renovated

Tags

• REMODELED HOME
• PRIVATE ACRE
• COMPLETELY RENOVATED
• MOVE-IN READY
• COZY FIREPLACE
• NEW CUSTOM GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 9.6% vs local median 4.5% in Roxboro — 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 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: 128 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $115k; list at $249k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $249,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $250,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Oakdale Dr	0.46mi	3/2.0	1,775 (+6%)	17mo	$265,000	$149	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $179,175
• Equity at exit: $224,319

10-year hold

• IRR: 28.4%
• Equity multiple: 8.07×
• Total profit: $493,136
• Equity at exit: $483,752

Cash invested: $69,720 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 128
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,776 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $685

Break-even live

Break-even rent $1,909

Max offer price $249,000

Occupancy floor 70%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-01
   status Pending
2. 2026-03-18
   listed $249,000 Active
3. 2025-12-01
   soldstatus $115,000
4. 2019-10-30
   soldstatus $108,000 Closed 542-char remark

   Show marketing remark (542 chars)

   Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

5. 2019-10-30
   soldstatus $108,000 542-char remark

   Show marketing remark (542 chars)

   Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

6. 2019-10-29
   soldstatus $108,000
7. 2019-10-13
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

8. 2019-10-05
   status Active 542-char remark

   Show marketing remark (542 chars)

   Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

9. 2019-10-03
   historical Contingent 542-char remark

   Show marketing remark (542 chars)

   Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

10. 2019-09-28
    listed $119,900 Active 542-char remark

    Show marketing remark (542 chars)

    Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

11. 2019-09-28
    listed $119,900 542-char remark

    Show marketing remark (542 chars)

    Adorable & affordable!! This super cute 3bd 2 ba home on 1 ac is completely remodeled & ready for new owners! If you like this country you will love this home! Living rm offers new laminate flooring, fireplace & fresh paint. There is a large kit w/ lots of cabinet & counter space as well as a bar, breakfast area & separate dining rm. Spacious master has double vanity, sep shower & garden tub. Nice 2nd & 3rd bdrms as well as large tile shower. Enjoy the fall evenings on this oversize front porch!

12. 2017-02-06
    historical
13. 2016-09-21
    price $103,900
14. 2016-02-23
    listed $104,900 Active
15. 2005-02-04
    soldstatus $88,000

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$860/yr (+$72/mo · 72.7%)

ⓘ 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 5/10 Major 24% 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: $33,318
• − Mortgage interest: −$13,948
• − Property taxes: −$1,182
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$7,244
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $7,176/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

• City population: 11,954
• Population (ZIP): 14,163

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.68%
• Current HPI: 276.8767
• 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

+183.0% since first listed

15 events — show timeline

• 2026-04-01 Pending — LPRMLS
• 2026-03-18 Listed $249,000 LPRMLS
• 2025-12-01 Sold (Public Records) $115,000 Public Records
• 2019-10-30 Sold (MLS) $108,000 AMLSNC
• 2019-10-30 Sold (MLS) $108,000 TMLS
• 2019-10-29 Sold (Public Records) $108,000 Public Records
• 2019-10-13 Contingent — TMLS
• 2019-10-05 Relisted — TMLS
• 2019-10-03 Contingent — TMLS
• 2019-09-28 Listed $119,900 AMLSNC
• 2019-09-28 Listed $119,900 TMLS
• 2017-02-06 Listing Removed — TMLS
• 2016-09-21 Price Changed $103,900 TMLS
• 2016-02-23 Listed $104,900 TMLS
• 2005-02-04 Sold (Public Records) $88,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,182 · +30.6% YoY. Source: county tax records.