300 Winston St · Thomasville, NC 27360

$72,000

2 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 1 Days on market

Built 1922 7,405 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
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

We have an Opportunity property that awaits you at 300 Winston. With a new roof and HVAC system installed in November 2024, some major improvements are already complete. This property is ready for an investor, flipper, or buyer with vision to bring it back to life and make it something truly special. Priced to reflect the home's current condition. Whether you're looking for your next renovation project, investment opportunity, or ideal property for a buyer to add value, don't miss your chance to unlock this property's potential. Buyer to verify sq ft.

Key facts

• 7,405 sq ft lot
• Built 1922

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1922
• Construction: Aluminum siding, stone, and vinyl siding exterior materials
• Exterior features: Public water service; Publicly maintained road access; Lot roughly 0.17 acre with approximate dimensions 50 x 148 x 50 x 148; No pool

Interior

• Kitchen: Electric water heater (kitchen/home appliance listed)
• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump; Natural gas heating; Central air conditioning
• Interior features: Primary bedroom on the main level; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 15.3% 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); 307 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1922 — 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 $72,000

Questions for the listing agent

1. Built in 1922 — 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 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?
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: 1.76% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $252,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Fisher Ferry St	0.47mi	3/2.0 (+1)	1,316 (+2%)	7mo	$102,500	$78	59
16 W Colonial Dr	0.53mi	3/2.0 (+1)	1,220 (-5%)	2mo	$250,000	$205	56
30 Culbreth Ave	0.56mi	3/2.5 (+1)	1,336 (+4%)	4mo	$300,000	$225	53
413 W Main St	0.63mi	2/2.0	1,330 (+3%)	10mo	$227,500	$171	52
18 W Colonial Dr	0.53mi	3/2.0 (+1)	1,214 (-6%)	10mo	$259,900	$214	49
513 Memorial Park Dr	0.51mi	3/1.0 (+1)	1,126 (-12%)	6mo	$100,000	$89	46
111 Miller St	0.59mi	2/1.5	1,097 (-15%)	1mo	$150,000	$137	45
622 Cable St	0.70mi	3/2.0 (+1)	1,331 (+4%)	9mo	$252,000	$189	45
614 Huger St	0.74mi	3/2.0 (+1)	1,251 (-3%)	10mo	$230,000	$184	44
107 College St	0.54mi	3/2.0 (+1)	1,120 (-13%)	2mo	$220,000	$196	43
109 College St	0.53mi	3/2.0 (+1)	1,120 (-13%)	10mo	$226,000	$202	37
307 Fisher Ferry St	0.74mi	3/2.0 (+1)	1,118 (-13%)	6mo	$224,900	$201	29

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: 28.8%
• Equity multiple: 2.22×
• Total profit: $24,673
• Equity at exit: $10,735

10-year hold

• IRR: 37.0%
• Equity multiple: 4.64×
• Total profit: $73,351
• Equity at exit: $6,225

Cash invested: $20,160 (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: 307
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$378
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $543

Break-even live

Break-even rent $582

Max offer price $72,000

Occupancy floor 52%

Sensitivity live

Price	-10% $584	-5% $564	+0% $543	+5% $523	+10% $503
Rent	-10% $443	-5% $493	+0% $543	+5% $594	+10% $644
Rate	-1.0pp $580	-0.5pp $562	base $543	+0.5pp $525	+1.0pp $506

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	15d	1	0.58mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	24d	1	0.79mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	24d	1	0.83mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	24d	1	0.87mi
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	15d	1	0.92mi
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	15d	1	1.02mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	15d	1	1.02mi

Listing history 3 events

1. 2026-06-18
   status $72,000 Pending 1 DOM
2. 2026-06-17
   remarks 557-char remark
3. 2026-06-17
   listed $72,000 Due Diligence Period 1 DOM

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $630 · $52/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 1/10 Low
• 🌡 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: $15,242
• − Mortgage interest: −$4,033
• − Property taxes: −$630
• − Insurance: −$360
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,095
• Taxable income: $5,686
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $5,156/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: 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

2 events — show timeline

• 2026-06-17 Listed — Triad MLS
• 2026-06-17 Listed $72,000 Triad MLS

Property tax history

+17.4%/yr

Latest (2025): $630 · +0.0% YoY. Source: county tax records.