1557 Gentry Ridge Rd · Roxboro, NC 27574

$130,000

3 bd · 1.0 ba · 2,008 sqft · SingleFamily public records · 94 Days on market

Built 1922 1.01 ac lot ↓ 13% since listing

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

Listing remarks

Discover this charming 3 BR, 1 BA farmhouse nestled in the serene countryside of Rural Roxboro, NC, just minutes from town. This delightful property has large, inviting rooms and a classic farmhouse porch, perfect for relaxing evenings. Enjoy the beauty of nature with frequent visits from deer, turkey, and other wildlife. The grand open foyer features a beautifully designed stairway leading to two additional bedrooms. Don't miss the opportunity to own this idyllic retreat and add your preferences! Field in front of home is not part of the property

Key facts

• Farmhouse porch
• Grand open foyer
• 1.01 acre lot

Tags

• FARMHOUSE PORCH
• GRAND OPEN FOYER
• BEAUTIFULLY DESIGNED STAIRWAY

Property features AI

Finance

• Other: Lot size approximately 1.01 acres
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank sewer; Electricity connected; Cable available
• Home design: Site-built property; Two levels
• Construction: Vinyl siding exterior; Metal roof; Foundation: block, brick/mortar, combination, and pillar/post/pier
• Exterior features: Publicly maintained road access

Interior

• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: See remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: See remarks for flooring details

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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: 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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 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?
6. 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?
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: 2.09% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.9%
• Equity multiple: 5.30×
• Total profit: $156,628
• Equity at exit: $117,114

10-year hold

• IRR: 52.4%
• Equity multiple: 11.82×
• Total profit: $393,695
• Equity at exit: $252,561

Cash invested: $36,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $1,348

Break-even live

Break-even rent $1,011

Max offer price $130,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,421	-5% $1,385	+0% $1,348	+5% $1,311	+10% $1,274
Rent	-10% $1,133	-5% $1,241	+0% $1,348	+5% $1,455	+10% $1,563
Rate	-1.0pp $1,413	-0.5pp $1,381	base $1,348	+0.5pp $1,314	+1.0pp $1,280

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 94 DOM
2. 2026-06-21
   days on market $130,000 Active 93 DOM
3. 2026-06-18
   days on market $130,000 Active 91 DOM
4. 2026-06-17
   days on market $130,000 Active 90 DOM
5. 2026-06-16
   days on market $130,000 Active 89 DOM
6. 2026-06-15
   days on market $130,000 Active 88 DOM
7. 2026-06-13
   days on market $130,000 Active 86 DOM
8. 2026-06-12
   days on market $130,000 Active 85 DOM
9. 2026-06-09
   days on market $130,000 Active 82 DOM
10. 2026-06-08
    days on market $130,000 Active 81 DOM
11. 2026-06-07
    days on market $130,000 Active 80 DOM
12. 2026-06-05
    days on market $130,000 Active 78 DOM
13. 2026-06-04
    days on market $130,000 Active 76 DOM
14. 2026-06-02
    days on market $130,000 Active 75 DOM
15. 2026-06-01
    days on market $130,000 Active 74 DOM
16. 2026-05-31
    days on market $130,000 Active 73 DOM
17. 2026-04-24
    price $130,000
18. 2026-03-19
    listed $150,000 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: $755 · $63/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$311/yr (+$26/mo · 41.1%)

ⓘ 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 6/10 Major 27% 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: $32,608
• − Mortgage interest: −$7,282
• − Property taxes: −$755
• − Insurance: −$650
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$3,782
• Taxable income: $14,922
• Est. tax owed @ 24.0%: −$3,581
• After-tax cash flow: $12,593/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

-13.3% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $130,000 TMLS
• 2026-03-19 Listed $150,000 TMLS

Property tax history

+4.6%/yr

Latest (2025): $755 · +43.7% YoY. Source: county tax records.