287 Oliver Loop Rd · Roxboro, NC 27574

$274,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 22 Days on market

Built 2002 1.04 ac 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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

Key facts

• New gutters
• Fenced backyard
• 1.04 acre lot

Tags

• SPACIOUS OPEN FLOOR PLAN
• FULLY RENOVATED KITCHEN
• TASTEFULLY RENOVATED BATHROOMS
• NEW FRONT AND REAR PORCHES
• NEW GUTTERS
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Manufactured double-wide home; One-story
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built as a manufactured house (double wide)
• Exterior features: Garden; Rain gutters; Storage; Back yard fencing; Outbuilding; Workshop

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air and heat pump; Central air conditioning
• Interior features: Bathtub/shower combination; Separate shower; Ceiling fan(s); Eat-in kitchen; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.5% in Roxboro — 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 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 $29k of equity ($2k loan paydown + $27k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $160k; list at $275k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $270,776 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 3.46×
• Total profit: $189,182
• Equity at exit: $247,652

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $525,748
• Equity at exit: $534,070

Cash invested: $76,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $621

Break-even live

Break-even rent $2,073

Max offer price $274,900

Occupancy floor 73%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-07
   status $274,900 Pending 22 DOM
2. 2026-06-05
   days on market $274,900 Active 22 DOM
3. 2026-06-04
   days on market $274,900 Active 20 DOM
4. 2026-06-02
   days on market $274,900 Active 19 DOM
5. 2026-06-01
   days on market $274,900 Active 18 DOM
6. 2026-05-31
   days on market $274,900 Active 17 DOM
7. 2026-05-14
   listed $274,900 Active
8. 2026-02-12
   historical $1,300
9. 2026-02-06
   listed $1,300
10. 2026-01-23
    soldstatus $159,900 Sold 295-char remark

    Show marketing remark (295 chars)

    Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

11. 2026-01-10
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

12. 2025-12-30
    status Active 295-char remark

    Show marketing remark (295 chars)

    Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

13. 2025-11-07
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

14. 2025-11-01
    listed $159,900 Active 295-char remark

    Show marketing remark (295 chars)

    Back on the Market!! No fault of the home!! Buyer's circumstances changed!! Cute fixer upper in Oak Lane Elementary School district!!! 3 bedroom, 2 bath, 1525 sq ft manufactured home on 1.04 acres with a new roof in 2019, mature fruit trees, and an outbuilding! All it needs is a little TLC!!

15. 2018-11-30
    soldstatus $95,000 Closed 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

16. 2018-11-30
    soldstatus $95,000 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

17. 2018-11-30
    soldstatus $95,000

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

18. 2018-10-29
    historical Contingent 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

19. 2018-09-05
    status Active 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

20. 2018-08-29
    historical Contingent 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

21. 2018-07-20
    status Active 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

22. 2018-07-18
    historical Contingent 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

23. 2018-06-01
    status Active 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

24. 2018-05-03
    historical Contingent 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

25. 2018-04-22
    listed $95,000 Active 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

26. 2018-04-22
    listed $95,000 434-char remark

    Show marketing remark (434 chars)

    Move right on in to this VERY WELL MAINTAINED 3 Bdrm 2 Bath home in convenient location, minutes to Roxboro, and convenient to Hillsborough, Durham and surrounding areas! Large Spacious Kitchen with Center Island boasts lots of cabinetry; Separate Breakfast Area and Dining Room; Large Living Room; Split Bedroom Plan; Large Outbuilding; Situated on 1.04 acre lot. SELLER IS WILLING TO HELP WITH CLOSING COSTS WITH ACCEPTABLE OFFER!!!

27. 2007-10-23
    soldstatus $50,000
28. 2007-10-23
    soldstatus $50,000
29. 2007-10-17
    historical
30. 2007-09-01
    listed $52,000
31. 2007-09-01
    listed $52,000

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$1,278/yr (+$107/mo · 131.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $34,313
• − Mortgage interest: −$15,399
• − Property taxes: −$976
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,745
• − Management: −$2,745
• − Depreciation: −$7,997
• Taxable income: $3,077
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $6,719/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

+428.7% since first listed

25 events — show timeline

• 2026-05-14 Listed $274,900 TMLS
• 2026-02-12 Rental Removed $1,300 TURBOTENANT
• 2026-02-06 Listed for Rent $1,300 TURBOTENANT
• 2026-01-23 Sold (MLS) $159,900 TMLS
• 2026-01-10 Pending — TMLS
• 2025-12-30 Relisted — TMLS
• 2025-11-07 Pending — TMLS
• 2025-11-01 Listed $159,900 TMLS
• 2018-11-30 Sold (Public Records) $95,000 Public Records
• 2018-11-30 Sold (MLS) $95,000 AMLSNC
• 2018-11-30 Sold (MLS) $95,000 TMLS
• 2018-10-29 Contingent — TMLS
• 2018-09-05 Relisted — TMLS
• 2018-08-29 Contingent — TMLS
• 2018-07-20 Relisted — TMLS
• 2018-07-18 Contingent — TMLS
• 2018-06-01 Relisted — TMLS
• 2018-05-03 Contingent — TMLS
• 2018-04-22 Listed $95,000 AMLSNC
• 2018-04-22 Listed $95,000 TMLS
• 2007-10-23 Sold (MLS) $50,000 AMLSNC
• 2007-10-23 Sold (MLS) $50,000 TMLS
• 2007-10-17 Listing Removed — TMLS
• 2007-09-01 Listed $52,000 AMLSNC
• 2007-09-01 Listed $52,000 TMLS

Property tax history

+3.6%/yr

Latest (2025): $976 · +26.2% YoY. Source: county tax records.