1463 Thomas Haith Ln · Burlington, NC 27217

$120,000

2 bd · 1.0 ba · 656 sqft · SingleFamily · 6 Days on market

Built 1970 Good condition 0.42 ac lot Est $118k · at est.

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +6.8/15.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private, affordable, and move-in ready! Tucked away at the end of a gravel road, this charming 2 bedroom, 1 bath home offers a peaceful setting with spacious front and back yards. Inside features updated paint, durable LVP flooring, a comfortable living room, and functional kitchen space all within an efficient 656 sq ft layout. Enjoy outdoor living from the covered front porch/deck and convenient covered parking under the double metal carport. A wonderful option for anyone seeking simplicity, privacy, and value! A great value for first-time buyers, downsizers, or investors!

Key facts

• Spacious front yard
• Updated paint
• Spacious back yard

Tags

• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD
• UPDATED PAINT
• DURABLE LVP FLOORING
• COMFORTABLE LIVING ROOM
• FUNCTIONAL KITCHEN SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public water; Septic tank
• Home design: One-story site-built home; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof; Site built
• Exterior features: Front porch; Private maintained gravel road; Lot approximately 0.42 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Electric water heater; Luxury vinyl flooring; Front porch
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.7% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hugh M Cummings High (math 17% / reading 32%, grade F, #474 of 535 statewide, top 90%, 981 students, 80% FRL) — zoned schools average 80% FRL vs 51% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 21% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $118,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1463 Thomas Haith Ln	0.00mi	2/1.0	656 (0%)	0mo	$118,000	$180	100

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-6,502
• Equity at exit: $17,892

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $4,146
• Equity at exit: $10,375

Cash invested: $33,600 (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 27217

• Home prices YoY: -22.3%
• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $244

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $327	-5% $285	+0% $244	+5% $202	+10% $161
Rent	-10% $136	-5% $190	+0% $244	+5% $297	+10% $351
Rate	-1.0pp $304	-0.5pp $274	base $244	+0.5pp $213	+1.0pp $181

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Morningside Dr Burlington, NC	1.0–3.0	1.0–2.0	1076	$1,262	$1.17	14d	1	0.89mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,512	$1.48	14d	19	1.10mi
824 Chandler Ave Burlington, NC	2.0	1.0	750	$1,275	$1.70	14d	1	1.15mi

Listing history 6 events

1. 2026-05-19
   listed $120,000 Active

   Show marketing remark (581 chars)

   Private, affordable, and move-in ready! Tucked away at the end of a gravel road, this charming 2 bedroom, 1 bath home offers a peaceful setting with spacious front and back yards. Inside features updated paint, durable LVP flooring, a comfortable living room, and functional kitchen space all within an efficient 656 sq ft layout. Enjoy outdoor living from the covered front porch/deck and convenient covered parking under the double metal carport. A wonderful option for anyone seeking simplicity, privacy, and value! A great value for first-time buyers, downsizers, or investors!

2. 2026-05-19
   listed $120,000 Active 581-char remark

   Show marketing remark (581 chars)

   Private, affordable, and move-in ready! Tucked away at the end of a gravel road, this charming 2 bedroom, 1 bath home offers a peaceful setting with spacious front and back yards. Inside features updated paint, durable LVP flooring, a comfortable living room, and functional kitchen space all within an efficient 656 sq ft layout. Enjoy outdoor living from the covered front porch/deck and convenient covered parking under the double metal carport. A wonderful option for anyone seeking simplicity, privacy, and value! A great value for first-time buyers, downsizers, or investors!

3. 2026-04-25
   historical $1,195
4. 2026-04-10
   listed $1,195
5. 2026-04-02
   historical $1,195
6. 2026-02-06
   listed $1,195

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% 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: $16,299
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,491
• Taxable income: $1,079
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,666/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom home is move-in ready with updated features and a peaceful setting. Minor exterior painting and appliance upgrades would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Resale Replace old appliances — Modernizes kitchen and attracts buyers
• Both Install smart home devices — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace old appliances — Modernizes kitchen and attracts buyers ↑
• Both Install smart home devices — Improves convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Alamance County · 173,369 people
• City population: 88,508
• Metro: Burlington, NC
• Population (ZIP): 41,406
• Household income: $51,950
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1040.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Black 29% Hispanic / Latino 29% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.45%
• Current HPI: 259.8107
• Rent YoY: ▲ 1.06%
• Metro: Burlington, 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

+9941.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $120,000 Triad MLS
• 2026-05-19 Listed $120,000 TMLS
• 2026-04-25 Rental Removed $1,195 APPFOLIO
• 2026-04-10 Listed for Rent $1,195 APPFOLIO
• 2026-04-02 Rental Removed $1,195 APPFOLIO
• 2026-02-06 Listed for Rent $1,195 APPFOLIO