1925 Old Allensville Rd · Roxboro, NC 27574

$419,000

3 bd · 2.5 ba · 2,370 sqft · SingleFamily public records · 26 Days on market

Built 1999 1.59 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

Key facts

• Walkin closets
• Office workout room
• Walkin attic

Tags

• WALKIN CLOSETS
• OFFICE WORKOUT ROOM
• LG PANTRY
• WALKIN ATTIC
• OVERSIZED GARAGE
• NEW ROOF

Property features AI

Finance

• Other: Living area reported as 2,370 (above grade finished area from public records)
• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage; Asphalt driveway
• Utilities: Well water; Septic tank
• Home design: One-story house; Frame construction with vinyl siding; Architectural shingle roof
• Construction: Frame with vinyl siding; Architectural shingle roof; One-level structure
• Exterior features: Rain gutters; Lot approximately 1.59 acres; Publicly maintained road access; Directions: Old Durham Road, left on Allensville, right on Old Allensville — property on the left on a curve

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and cooling; Heat pump; Electric heating; Propane heating
• Interior features: Bathtub/shower combination; Separate shower; Walk-in shower; Ceiling fan(s); Dining L; Laminate counters; Storage; Walk-in closet(s)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (36.6% below list).
• Recommended offer: $266k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 128 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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.
• Current owner paid $215k; list at $419k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,622 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $274,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Griesch Rd	0.71mi	3/2.0	2,047 (-14%)	2mo	$236,545	$116	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $198,402
• Equity at exit: $377,468

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $607,238
• Equity at exit: $814,025

Cash invested: $117,320 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 128
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,656 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-465

Break-even live

Break-even rent $3,245

Max offer price $336,810

Occupancy floor —

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $419,000 Active 26 DOM
2. 2026-06-18
   price $419,000 Active 25 DOM
3. 2026-06-17
   days on market $425,000 Active 25 DOM
4. 2026-06-16
   days on market $425,000 Active 24 DOM
5. 2026-06-15
   days on market $425,000 Active 23 DOM
6. 2026-06-13
   days on market $425,000 Active 21 DOM
7. 2026-06-12
   days on market $425,000 Active 20 DOM
8. 2026-06-09
   days on market $425,000 Active 17 DOM
9. 2026-06-08
   days on market $425,000 Active 16 DOM
10. 2026-06-07
    days on market $425,000 Active 15 DOM
11. 2026-06-05
    days on market $425,000 Active 13 DOM
12. 2026-06-04
    days on market $425,000 Active 11 DOM
13. 2026-06-02
    days on market $425,000 Active 10 DOM
14. 2026-06-01
    days on market $425,000 Active 9 DOM
15. 2026-05-31
    days on market $425,000 Active 8 DOM
16. 2026-05-23
    listed $425,000 Active
17. 2008-07-31
    soldstatus $215,000 377-char remark

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

18. 2008-07-31
    soldstatus $215,000 377-char remark

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

19. 2008-07-31
    soldstatus $215,000

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

20. 2008-06-18
    historical 377-char remark

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

21. 2008-05-19
    listed $228,000 377-char remark

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

22. 2008-05-19
    listed $228,000 377-char remark

    Show marketing remark (377 chars)

    Gotta see this BIG HOUSE featuring Formal Living & Dining Rooms, den w/ fireplace, kitchen w/ GE appliances, 3 bedrooms, office, oversized 2 car garage, rear deck, asphalt drive and beautiful lawn. Tons of storage in the walk up attic w/ flooring and 16x11.5 storage bldg. Handicap doorways are a plus too. Come enjoy this country setting. .. beautiful TRUE modular home.

23. 2008-02-23
    historical
24. 2007-08-23
    listed $234,900
25. 2006-10-05
    soldstatus $225,000
26. 2006-10-05
    soldstatus $225,000
27. 2006-10-05
    soldstatus $225,000
28. 2006-08-01
    listed $237,500
29. 2006-08-01
    listed $237,500
30. 1999-04-19
    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: $2,302 · $192/mo
• Projected year-2 tax: $3,436 · $286/mo
• Expected delta: +$1,134/yr (+$95/mo · 49.3%)

ⓘ 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 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,875
• − Mortgage interest: −$23,471
• − Property taxes: −$2,302
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$12,189
• Taxable loss: −$13,282
• Est. tax savings @ 24.0%: +$3,188
• After-tax cash flow: $-2,396/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,954
• Population (ZIP): 14,163

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.68%
• Current HPI: 276.8767
• 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

+2733.3% since first listed

15 events — show timeline

• 2026-05-23 Listed $425,000 TMLS
• 2008-07-31 Sold (Public Records) $215,000 Public Records
• 2008-07-31 Sold (MLS) $215,000 AMLSNC
• 2008-07-31 Sold (MLS) $215,000 TMLS
• 2008-06-18 Listing Removed — TMLS
• 2008-05-19 Listed $228,000 AMLSNC
• 2008-05-19 Listed $228,000 TMLS
• 2008-02-23 Listing Removed — TMLS
• 2007-08-23 Listed $234,900 TMLS
• 2006-10-05 Sold (Public Records) $225,000 Public Records
• 2006-10-05 Sold (MLS) $225,000 AMLSNC
• 2006-10-05 Sold (MLS) $225,000 TMLS
• 2006-08-01 Listed $237,500 AMLSNC
• 2006-08-01 Listed $237,500 TMLS
• 1999-04-19 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,302 · +15.9% YoY. Source: county tax records.