819 S Beaumont Ave · Burlington, NC 27217

$119,900

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 61 Days on market

Built 1910 7,405 sqft lot Est $146k · 18% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

Key facts

• Easy access
• Spacious backyard
• Storage shed

Tags

• LVP FLOORING
• SPACIOUS BACKYARD
• STORAGE SHED
• EASY ACCESS

Property features AI

Finance

• Other: County: Alamance
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story house
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built as a house (948 sq ft living area)
• Exterior features: Public-maintained road access; Directions: Turn right on S Beaumont Ave and the home is on the right

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Luxury vinyl flooring

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $147 ($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 $114k (4.7% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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+, schools F, crime 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.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $120k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1910 — 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 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?
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: 0.95% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $145,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 Parker St	0.06mi	2/1.0	779 (+7%)	8mo	$155,000	$199	79
1326 Stonewall St	0.26mi	2/1.0	768 (+6%)	1mo	$154,000	$201	78
516 Delaware Ave	0.35mi	2/1.0	767 (+6%)	14mo	$194,900	$254	63
828 Buckner St	0.62mi	2/1.0	772 (+6%)	6mo	$210,000	$272	56
504 Delaware Ave	0.39mi	2/1.0	808 (+11%)	9mo	$126,500	$157	55
834 Buckner St	0.59mi	2/1.0	780 (+7%)	8mo	$159,000	$204	53
924 E Market St	0.63mi	2/1.0	780 (+7%)	7mo	$160,000	$205	53
710 Dothan Ave	0.48mi	2/1.0	795 (+10%)	12mo	$179,000	$225	52
830 Stockard St	0.64mi	2/1.0	805 (+11%)	0mo	$153,000	$190	51
1302 Sidney	0.57mi	2/1.0	650 (-10%)	6mo	$73,000	$112	51
1021 Alden St	0.51mi	2/1.0	639 (-12%)	9mo	$70,000	$110	49
208 N Beaumont Ave	0.71mi	2/1.0	758 (+4%)	13mo	$135,000	$178	49

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-12,258
• Equity at exit: $17,877

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-7,333
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$629
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $147

Break-even live

Break-even rent $956

Max offer price $119,900

Occupancy floor 82%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 S Saint John St Burlington, NC	1.0	1.0	700	$1,100	$1.57	21d	1	0.68mi
916 Harris St Burlington, NC	1.0	1.0	601	$895	$1.49	21d	1	0.70mi
1016 Washington St Unit A Burlington, NC	1.0	1.0	650	$775	$1.19	21d	1	0.76mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,512	$1.48	13d	19	1.05mi
607 N Main St Unit 609 Burlington, NC	1.0	1.0	568	$850	$1.50	21d	1	1.05mi
1900 Morningside Dr Burlington, NC	1.0–3.0	1.0–2.0	1076	$1,262	$1.17	13d	1	1.16mi
400 Walker Ave Graham, NC	2.0	1.0	552	$1,100	$1.99	21d	1	1.44mi

Listing history 9 events

1. 2026-04-17
   price $119,900
2. 2026-04-07
   price $124,900
3. 2026-03-24
   listed $130,000 Active
4. 2017-01-25
   soldstatus $39,000 82-char remark

   Show marketing remark (82 chars)

   Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

5. 2017-01-25
   soldstatus $39,000 82-char remark

   Show marketing remark (82 chars)

   Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

6. 2017-01-25
   soldstatus $39,000

   Show marketing remark (82 chars)

   Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

7. 2016-06-06
   listed $45,500 82-char remark

   Show marketing remark (82 chars)

   Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

8. 2016-06-06
   listed $45,500 82-char remark

   Show marketing remark (82 chars)

   Freshly Painted, New Carpet, Vinyl Replacement Windows, Move In Ready, Newer Hvac.

9. 1987-09-15
   soldstatus $15,000

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$70/yr (+$6/mo · 7.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $13,705
• − Mortgage interest: −$6,716
• − Property taxes: −$914
• − Insurance: −$600
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,488
• Taxable loss: −$205
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,818/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: 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

• Census place: Burlington, NC
• 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

+699.3% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $119,900 TMLS
• 2026-04-07 Price Changed $124,900 TMLS
• 2026-03-24 Listed $130,000 TMLS
• 2017-01-25 Sold (Public Records) $39,000 Public Records
• 2017-01-25 Sold (MLS) $39,000 AMLSNC
• 2017-01-25 Sold (MLS) $39,000 TMLS
• 2016-06-06 Listed $45,500 AMLSNC
• 2016-06-06 Listed $45,500 TMLS
• 1987-09-15 Sold (Public Records) $15,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $914 · +2.6% YoY. Source: county tax records.