818 Douglas Dr · Thomasville, NC 27360

$60,000

None bd · None ba · — sqft · MultiFamily · 13 Days on market

Built 1960 Fair condition 7,958 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.0/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Attention Investors! Great Opportunity to add to your portfolio. Consider this Duplex 1 bedroom, 1 full bathroom each side. 1 side rented and 1 side needs TLC . Showings by appointment only. No signs.

Key facts

• 7,958 sq ft lot
• Built 1960
• Listed 13 days

Property features AI

Finance

• Other: Directions: Lexington Ave to Martin Luthur King Blvd, Left on Douglas Dr
• Financial info: Annual tax amount reported
• HOA & community: No association

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water service; Public sewer service; Electric water heater; Natural gas available for heating
• Home design: Residential income property (duplex)
• Construction: Built in 1960; Electric water heater
• Exterior features: Public water; Public sewer; Lot dimensions approximately 73 x 109

Interior

• Heating & cooling: Window air conditioning units; Wall furnace heating; Natural gas heating
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive. Per door: $475/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 25.3% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment F.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 311 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 33% 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $60,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.88% ✓
• Cap rate: 25.29%
• Cash-on-cash: 67.83%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Davidson St	0.53mi	4/4.5	2,202	3mo	$159,000	$72	60
505 Afton St	0.42mi	—/—	1,556	20mo	$226,500	$146	51

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: 68.7%
• Equity multiple: 4.16×
• Total profit: $53,149
• Equity at exit: $8,946

10-year hold

• IRR: 73.2%
• Equity multiple: 8.99×
• Total profit: $134,222
• Equity at exit: $5,188

Cash invested: $16,800 (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 27360

• Rents YoY: 4.3%
• Active inventory: 311
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $950

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 40%

Sensitivity live

Price	-10% $991	-5% $970	+0% $950	+5% $929	+10% $908
Rent	-10% $813	-5% $881	+0% $950	+5% $1,018	+10% $1,086
Rate	-1.0pp $980	-0.5pp $965	base $950	+0.5pp $934	+1.0pp $918

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,728
Total (2 units)			$1,727

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Douglas Dr Unit A Thomasville, NC	1.0	1.0	—	$695	—	24d	1	0.01mi
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	15d	1	0.49mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	15d	1	0.50mi
104 Howard St Thomasville, NC	3.0	2.0	—	$1,595	—	15d	1	0.54mi
28 King Row Thomasville, NC	2.0	2.0	—	$1,175	—	24d	1	0.67mi
110 Brown St Unit A Thomasville, NC	1.0	1.0	—	$750	—	15d	1	0.74mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	15d	1	0.82mi
22 Forsyth St Thomasville, NC	2.0	1.5	—	$1,200	—	24d	1	0.92mi
231 W Colonial Dr Apt C Thomasville, NC	2.0	1.5	—	$850	—	24d	1	0.99mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	24d	1	1.11mi
101 Fisher Ferry St Thomasville, NC	2.0	1.5	—	$975	—	24d	1	1.18mi
1072 Johnsontown Rd Thomasville, NC	3.0	2.0	—	$1,395	—	24d	1	1.24mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	24d	1	1.26mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	24d	1	1.29mi
309 Ingram St Unit D Thomasville, NC	2.0	1.0	—	$850	—	24d	1	1.36mi
115 College St Apt 1 Thomasville, NC	2.0	1.5	—	$850	—	24d	1	1.39mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	24d	1	1.39mi
312 Hill St Thomasville, NC	1.0	1.0	672	$775	$1.15	22d	1	1.43mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	24d	1	1.45mi
729 Fisher Ferry St Thomasville, NC	2.0	1.0	—	$975	—	15d	1	1.49mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $60,000 Pending 13 DOM
2. 2026-06-05
   days on market $60,000 Due Diligence Period 12 DOM
3. 2026-06-03
   days on market $60,000 Due Diligence Period 11 DOM
4. 2026-06-02
   days on market $60,000 Due Diligence Period 10 DOM
5. 2026-06-01
   days on market $60,000 Due Diligence Period 9 DOM
6. 2026-05-31
   days on market $60,000 Due Diligence Period 8 DOM
7. 2026-05-31
   days on market $60,000 Due Diligence Period 7 DOM
8. 2026-05-23
   listed $60,000 Active

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,724
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$1,745
• Taxable income: $11,102
• Est. tax owed @ 24.0%: −$2,664
• After-tax cash flow: $8,732/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 · 1 photo

Fair 40/100 Moderate rehab

This duplex requires moderate renovations, focusing on exterior repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof inspection — May need inspection for potential issues

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both roof inspection and repair — Ensures structural integrity and prevents future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof inspection · May need inspection for potential issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both roof inspection and repair — Ensures structural integrity and prevents future issues ↑

ⓘ 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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 of 178 in NC

Livability — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• Metro: Winston-Salem, 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

• 2026-05-23 Listed $60,000 Triad MLS