116 Cheryl Cir · Roxboro, NC 27574

$425,000

3 bd · 2.5 ba · 2,149 sqft · SingleFamily public records · 31 Days on market

Built 2002 0.87 ac lot Est $288k · 48% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

Key facts

• Main level living
• Fire pit
• Stunning kitchen

Tags

• MAIN LEVEL LIVING
• COVERED BACK PORCH
• SERENE BACKYARD
• FIRE PIT
• STUNNING KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot size approximately 0.87 acre; One-level living with about 2,963 total area (includes finished lower level)
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; Driveway with additional open parking (2 spaces); Concrete surfaces, garage faces side
• Utilities: Well water; Septic tank
• Home design: Site-built single-level home
• Construction: Brick construction; Shingle roof; Brick/mortar foundation; Built as a site-built home
• Exterior features: Covered rear porch; Private yard; Fire pit; Outbuilding for storage

Interior

• Kitchen: Quartz counters; Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Gas-log fireplace in the living room
• Interior features: Open floorplan with high ceilings; Crown molding; Recessed lighting; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Pantry; Double vanity; Water closet; Soaking tub; Bathtub/shower combination; Walk-in shower; Walk-in closet(s); Primary bedroom on main level; Finished basement with interior and exterior entry
• Laundry & utility: Main level laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (36.6% below list).
• Recommended offer: $269k (36.6% 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: 129 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 $45k of equity ($3k loan paydown + $42k 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.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $269,304 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $287,966
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
991 Country Club Rd	0.74mi	3/2.0	2,052 (-4%)	20mo	$275,000	$134	40

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $198,228
• Equity at exit: $382,874

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $609,505
• Equity at exit: $825,682

Cash invested: $119,000 (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: 129
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,693 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-520

Break-even live

Break-even rent $3,351

Max offer price $333,190

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-399	+0% $-520	+5% $-640	+10% $-760
Rent	-10% $-732	-5% $-626	+0% $-520	+5% $-413	+10% $-307
Rate	-1.0pp $-306	-0.5pp $-412	base $-520	+0.5pp $-630	+1.0pp $-742

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-09
   days on market $425,000 Active 31 DOM
2. 2026-06-08
   days on market $425,000 Active 30 DOM
3. 2026-06-07
   days on market $425,000 Active 29 DOM
4. 2026-06-05
   days on market $425,000 Active 27 DOM
5. 2026-06-04
   days on market $425,000 Active 25 DOM
6. 2026-06-02
   days on market $425,000 Active 24 DOM
7. 2026-06-01
   price $425,000 Active 23 DOM
8. 2026-06-01
   days on market $435,000 Active 23 DOM
9. 2026-05-31
   days on market $435,000 Active 22 DOM
10. 2026-05-19
    price $435,000
11. 2026-05-14
    price $445,000
12. 2026-05-09
    listed $455,000 Active
13. 2019-12-05
    soldstatus $305,000 Closed 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

14. 2019-12-05
    soldstatus $305,000 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

15. 2019-12-05
    soldstatus $305,000

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

16. 2019-11-21
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

17. 2019-10-05
    historical Contingent 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

18. 2019-09-10
    price $319,900 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

19. 2019-07-29
    listed $325,000 Active 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

20. 2019-07-29
    listed $319,900 534-char remark

    Show marketing remark (534 chars)

    Perfect location just outside city limits in the Country Club forest S/D. Beautiful interior. Offers split BR plan. Living area w/ stone fireplace & accent lighting. Open kitchen & breakfast area, lots of cabinets and counter space, separate dining room freshly painted, office or children's play room off MBR. Basement offers additional living space, gym, family room, game room on lower level. Covered back deck, 2 car garage, concrete drive, patio, outbuilding w/ electricity, cul-de-sac lot. You will love this beauty.

21. 2015-06-10
    soldstatus $265,000 Closed 365-char remark

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

22. 2015-06-10
    soldstatus $265,000 365-char remark

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

23. 2015-06-10
    soldstatus $265,000

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

24. 2015-05-05
    historical Contingent 365-char remark

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

25. 2014-10-03
    listed $268,500 Active 365-char remark

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

26. 2014-10-02
    listed $268,500 365-char remark

    Show marketing remark (365 chars)

    Just outside of Roxboro, this Brick Beauty is neatly tucked away in a cul de sac that offers privacy and neighbors nearby. The entry greets you with wood floors leading into the majestic Family Room complete with tall ceiling, stone fireplace and accent lighting. Office off Master suite. Tub and Shower and WIC. Partial finished basement offers many possibilities.

27. 2014-09-30
    historical
28. 2014-07-10
    price $274,900
29. 2014-06-04
    price $289,900
30. 2014-05-12
    listed $299,900 Active
31. 2001-05-25
    soldstatus $18,900

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$588/yr (+$49/mo · 20.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $32,316
• − Mortgage interest: −$23,807
• − Property taxes: −$2,897
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$12,364
• Taxable loss: −$14,046
• Est. tax savings @ 24.0%: +$3,371
• After-tax cash flow: $-2,866/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

+2201.6% since first listed

22 events — show timeline

• 2026-05-19 Price Changed $435,000 TMLS
• 2026-05-14 Price Changed $445,000 TMLS
• 2026-05-09 Listed $455,000 TMLS
• 2019-12-05 Sold (Public Records) $305,000 Public Records
• 2019-12-05 Sold (MLS) $305,000 AMLSNC
• 2019-12-05 Sold (MLS) $305,000 TMLS
• 2019-11-21 Pending — TMLS
• 2019-10-05 Contingent — TMLS
• 2019-09-10 Price Changed $319,900 TMLS
• 2019-07-29 Listed $319,900 AMLSNC
• 2019-07-29 Listed $325,000 TMLS
• 2015-06-10 Sold (Public Records) $265,000 Public Records
• 2015-06-10 Sold (MLS) $265,000 AMLSNC
• 2015-06-10 Sold (MLS) $265,000 TMLS
• 2015-05-05 Contingent — TMLS
• 2014-10-03 Listed $268,500 TMLS
• 2014-10-02 Listed $268,500 AMLSNC
• 2014-09-30 Listing Removed — TMLS
• 2014-07-10 Price Changed $274,900 TMLS
• 2014-06-04 Price Changed $289,900 TMLS
• 2014-05-12 Listed $299,900 TMLS
• 2001-05-25 Sold (Public Records) $18,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,897 · +21.8% YoY. Source: county tax records.