504 Lynn Dr · Thomasville, NC 27360

$145,990

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1970 0.28 ac lot Est $212k · 31% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The property at 504 Lynn Dr, Thomasville, NC 27360 is a classic brick single-family home, featuring 3 bedrooms, 1 bathroom, and 1,040 square feet of interior living space. Originally built in 1970, this charming residence sits on a spacious 12,196-square-foot lot. Property Specifications Interior Space: 1,040 sq. ft. of single-level living area. Layout: 3 spacious bedrooms and 1 full bathroom. Exterior: Durable, low-maintenance brick construction with a standard footing foundation. Lot Size: Generous 0.28-acre (12,196 sq. ft. ) clear parcel. HVAC Systems: Equipped with central air conditioning and an efficient electric heat pump system. Flooring: A mix of carpet, linoleum, vinyl, and alter

Key facts

• 0.28 acre lot
• Built 1970
• Listed 14 days

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Pineywood Estates

Exterior

• Parking: Driveway; Gravel parking; On-street parking
• Utilities: Public water; Public sewer; Electric water heater; Electric heating fuel; Electric power for heat pump
• Home design: Residential stick/site-built house; One story; Built in 1970; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Corner lot; Near public transit / public transportation nearby; No fencing; No pool; Public maintained road

Interior

• Kitchen: Microwave; Convection oven; Cooktop; Electric water heater
• Bedrooms: 1 living area (Main level)
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom on the main level; Attic access only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $126k (13.9% below list).
• Recommended offer: $126k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, 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.
• Zoned schools: Liberty Drive Elementary (math 15% / reading 24%, grade F, #1,242 of 1,410 statewide, top 90%, 357 students, 99% FRL); Thomasville Middle (math 21% / reading 25%, grade F, #406 of 475 statewide, top 86%, 494 students, 99% FRL); Thomasville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 634 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $19k; list at $146k implies a 668% gain — meaningful room to come down on a strong offer.

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 $125,726 (13.9% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.86% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $212,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Sunset Dr	0.20mi	3/2.0 (+1)	1,126 (+8%)	4mo	$243,000	$216	65
1101 Sunset Dr	0.18mi	3/2.0 (+1)	1,120 (+8%)	10mo	$245,000	$219	61
1103 Sunset Dr	0.20mi	3/2.0 (+1)	1,120 (+8%)	10mo	$242,000	$216	60
513 Lincoln St	0.26mi	3/2.0 (+1)	1,080 (+4%)	15mo	$220,000	$204	60
807 Mary James Ave	0.26mi	3/1.0 (+1)	1,165 (+12%)	5mo	$105,000	$90	58
111 Miller St	0.68mi	2/1.5	1,097 (+6%)	1mo	$150,000	$137	56
135 Pineywood St	0.71mi	3/1.5 (+1)	1,014 (-2%)	3mo	$223,000	$220	53
119 Pineywood St	0.57mi	3/1.5 (+1)	1,100 (+6%)	9mo	$200,000	$182	49
420 Barnwell St	0.47mi	3/1.0 (+1)	960 (-8%)	19mo	$137,400	$143	44
423 Barnwell St	0.50mi	3/1.0 (+1)	1,176 (+13%)	11mo	$188,000	$160	41

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-15,709
• Equity at exit: $21,768

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,444
• Equity at exit: $12,623

Cash invested: $40,877 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$766
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $99

Break-even live

Break-even rent $1,132

Max offer price $145,990

Occupancy floor 87%

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: $36,498
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	14d	1	0.57mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	14d	1	0.59mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	14d	1	0.87mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	23d	1	1.23mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	23d	1	1.35mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	23d	1	1.42mi

Listing history 6 events

1. 2026-06-02
   status $145,990 Pending 14 DOM
2. 2026-06-01
   days on market $145,990 Active 14 DOM
3. 2026-05-31
   days on market $145,990 Active 13 DOM
4. 2026-05-31
   days on market $145,990 Active 12 DOM
5. 2026-05-18
   listed $145,990 Active
6. 1974-03-01
   soldstatus $19,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$379/yr (+$32/mo · 46.3%)

ⓘ 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 2/10 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: $15,087
• − Mortgage interest: −$8,178
• − Property taxes: −$818
• − Insurance: −$730
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,247
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,495/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

+668.4% since first listed

2 events — show timeline

• 2026-05-18 Listed $145,990 Triad MLS
• 1974-03-01 Sold (Public Records) $19,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.