1060 N Scales St · Reidsville, NC 27320

$152,000

4 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 67 Days on market

Built 1920 0.46 ac lot Est $244k · 38% under ↓ 10% since listing

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1.5-story home in Reidsville situated on approximately 0.46± acres with mature trees and a spacious yard. The covered front porch leads into a functional layout featuring a living room, dining area, and kitchen with ample cabinet space and eat-in area. The main level includes one bedroom, while the upper level offers three bedrooms including one with an en suite half bath. Exterior features include a rear entry steps, and outdoor space with room for various uses. Convenient location with access to nearby roads and local amenities.

Key facts

• Covered front porch
• Spacious yard
• Ample cabinet space

Tags

• COVERED FRONT PORCH
• MATURE TREES
• SPACIOUS YARD
• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size approximately 0.46 acre
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Water heater: Unknown
• Home design: Residential stick/site-built house; One-and-one-half stories; Built in 1920; Existing structure
• Construction: Vinyl siding
• Exterior features: Public water supply; Publicly maintained road

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedrooms located on the main and second levels
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Primary bedroom on the main level; Entry; Dining room; Living room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $152k (0.3% below list).
• Recommended offer: $143k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 251 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.00% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $244,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Johnson St	0.27mi	3/1.0 (-1)	1,533 (-5%)	11mo	$217,000	$142	65
403 Carroll St	0.42mi	4/3.0	1,634 (+2%)	6mo	$230,000	$141	65
112 Field St	0.39mi	3/1.0 (-1)	1,745 (+8%)	5mo	$154,000	$88	58
1008 Fawn Cir	0.62mi	3/2.5 (-1)	1,605 (-0%)	6mo	$244,500	$152	55
1362 Us 158 Us Highway 158	0.53mi	3/2.0 (-1)	1,500 (-7%)	9mo	$249,500	$166	48
216 Carter St	0.52mi	4/1.0	1,805 (+12%)	11mo	$176,000	$98	46
1103 Wentworth St	0.49mi	3/2.0 (-1)	1,420 (-12%)	3mo	$225,000	$158	46
1006 Fawn Cir	0.61mi	3/2.5 (-1)	1,703 (+6%)	9mo	$245,000	$144	44
2219 Doe Run	0.69mi	3/2.5 (-1)	1,453 (-10%)	1mo	$246,500	$170	40
2215 Doe Run	0.70mi	4/2.5	1,776 (+10%)	6mo	$245,000	$138	39
1206 Deerfield Dr	0.62mi	3/2.0 (-1)	1,402 (-13%)	6mo	$285,000	$203	36
1201 Deerfield Dr	0.64mi	3/2.5 (-1)	1,821 (+13%)	12mo	$285,000	$157	27

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,417
• Equity at exit: $22,664

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $7,033
• Equity at exit: $13,142

Cash invested: $42,560 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 251
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $208

Break-even live

Break-even rent $1,253

Max offer price $152,000

Occupancy floor 81%

Sensitivity live

Price	-10% $294	-5% $251	+0% $208	+5% $165	+10% $122
Rent	-10% $88	-5% $148	+0% $208	+5% $268	+10% $327
Rate	-1.0pp $284	-0.5pp $246	base $208	+0.5pp $168	+1.0pp $128

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-17
   price $152,000
2. 2026-04-03
   price $159,000
3. 2026-03-20
   listed $169,000 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,185
• − Mortgage interest: −$8,514
• − Property taxes: −$1,549
• − Insurance: −$760
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,422
• Taxable income: $31
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,485/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• 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

-10.1% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $152,000 Triad MLS
• 2026-04-03 Price Changed $159,000 Triad MLS
• 2026-03-20 Listed $169,000 Triad MLS

Property tax history

+4.0%/yr

Latest (2025): $1,549 · +0.0% YoY. Source: county tax records.