209 S Roxford Rd · Kings Mountain, NC 28086

$199,999

3 bd · 2.0 ba · 1,917 sqft · SingleFamily public records · 37 Days on market

Built 1953 0.42 ac lot Est $351k · 43% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity located right off Business 74 in Kings Mountain. This home offers a quick commute to schools, grocery stores, and downtown KM. 3 bedroom, 2 bathrooms. With over 1,400 square feet, this property has significant potential. Features include: - Spacious Kitchen: Includes a breakfast area and charming built-ins for extra storage. - Large Living Room: Fills with plenty of natural sunlight. - 3 Bedrooms: Two bedrooms also feature functional built-ins. - Exterior: The home sits on a level . 42-acre lot with ample shade. Please let me know if you would like more information or to schedule a viewing.

Key facts

• Spacious kitchen
• Quick commute
• Large living room

Tags

• INVESTMENT OPPORTUNITY
• QUICK COMMUTE
• SPACIOUS KITCHEN
• BREAKFAST AREA
• BUILT-INS
• LARGE LIVING ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport with 1 covered space
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction
• Construction: Brick, vinyl, and wood exterior materials; Crawl space foundation
• Exterior features: Lot is approximately 0.42 acres; Roads are gravel and paved; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Wall oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Fireplace; Room levels: main floor
• Laundry & utility: Washer and dryer included; Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $43 ($519/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 $167k (16.4% below list).
• Recommended offer: $167k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Kings Mountain — 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 63/100 on livability (#404 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Elementary (math 42% / reading 42%, grade F, #633 of 1,410 statewide, top 48%, 263 students, 99% FRL); Kings Mountain Middle (math 43% / reading 57%, grade C, #113 of 475 statewide, top 25%, 712 students, 67% FRL); Kings Mountain High (math 68% / reading 65%, grade B, #150 of 535 statewide, top 28%, 1,236 students, 56% FRL).
• Market conditions: 193 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $167,210 (16.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $350,811
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Merrimont Ave	0.40mi	3/2.0	2,051 (+7%)	2mo	$499,000	$243	68
304 Ware St	0.58mi	3/2.5	1,968 (+3%)	2mo	$300,000	$152	65
704 Marion St	0.66mi	3/2.0	1,928 (+1%)	4mo	$320,000	$166	64
230 Colton Ct	0.37mi	4/2.0 (+1)	1,764 (-8%)	0mo	$323,000	$183	64
412 Scotland Dr	0.45mi	3/2.0	1,710 (-11%)	1mo	$327,400	$191	60
231 Colton Ct	0.37mi	3/2.5	2,175 (+14%)	0mo	$350,000	$161	58
442 Phifer Rd	0.16mi	4/3.0 (+1)	2,204 (+15%)	2mo	$297,997	$135	57
424 Fulton Dr	0.35mi	3/2.5	1,718 (-10%)	8mo	$350,000	$204	57
402 Scotland Dr	0.52mi	3/2.0	1,715 (-10%)	8mo	$310,000	$181	52
438 Phifer Rd	0.20mi	4/3.0 (+1)	2,204 (+15%)	10mo	$320,000	$145	48
503 Deerfield Dr	0.67mi	3/2.0	2,187 (+14%)	9mo	$440,000	$201	37
304 Wintergreen Ct	0.56mi	4/3.0 (+1)	2,201 (+15%)	9mo	$495,000	$225	32

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-29,693
• Equity at exit: $29,821

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-22,469
• Equity at exit: $17,292

Cash invested: $56,000 (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 28086

• Home prices YoY: -28.6%
• Active inventory: 193
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $43

Break-even live

Break-even rent $1,617

Max offer price $199,999

Occupancy floor 92%

Sensitivity live

Price	-10% $156	-5% $100	+0% $43	+5% $-13	+10% $-70
Rent	-10% $-89	-5% $-23	+0% $43	+5% $109	+10% $175
Rate	-1.0pp $144	-0.5pp $94	base $43	+0.5pp $-9	+1.0pp $-61

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $199,999 Active 37 DOM
2. 2026-06-19
   days on market $199,999 Active 35 DOM
3. 2026-06-18
   days on market $199,999 Active 34 DOM
4. 2026-06-17
   days on market $199,999 Active 33 DOM
5. 2026-06-16
   days on market $199,999 Active 32 DOM
6. 2026-06-15
   days on market $199,999 Active 31 DOM
7. 2026-06-14
   days on market $199,999 Active 29 DOM
8. 2026-06-13
   days on market $199,999 Active 28 DOM
9. 2026-06-10
   days on market $199,999 Active 26 DOM
10. 2026-06-09
    days on market $199,999 Active 25 DOM
11. 2026-06-08
    days on market $199,999 Active 24 DOM
12. 2026-06-07
    days on market $199,999 Active 23 DOM
13. 2026-06-05
    days on market $199,999 Active 20 DOM
14. 2026-06-03
    days on market $199,999 Active 19 DOM
15. 2026-06-02
    days on market $199,999 Active 18 DOM
16. 2026-06-01
    pricedays on market $199,999 Active 17 DOM
17. 2026-05-31
    days on market $215,000 Active 16 DOM
18. 2026-05-30
    days on market $215,000 Active 15 DOM
19. 2026-05-15
    listed $215,000 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: $1,747 · $146/mo
• Projected year-2 tax: $1,747 · $146/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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,065
• − Mortgage interest: −$11,203
• − Property taxes: −$1,747
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,818
• Taxable loss: −$2,913
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,218/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Kings Mountain

• Score: 63/100
• State rank: #404
• US rank: #15377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Mountain, NC
• County: Cleveland County · 83,736 people
• City population: 29,460
• Metro: Shelby, NC
• Population (ZIP): 29,460
• Household income: $62,414
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 726.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.17%
• Current HPI: 248.0613
• Rent YoY: —
• Metro: Shelby, 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

1 event — show timeline

• 2026-05-15 Listed $215,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2025): $1,747 · +65.9% YoY. Source: county tax records.