107 Quail Rdg · Henderson, NC 27536

$150,000

3 bd · 2.0 ba · 1,190 sqft · SingleFamily public records · 7 Days on market

Built 1986 9,714 sqft lot Est $212k · 29% under ↓ 9% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

Key facts

• Proximity to schools
• Front porch
• Fenced in backyard

Tags

• FRONT PORCH
• FENCED IN BACKYARD
• FIREPLACE
• DECK
• PROXIMITY TO SHOPPING
• PROXIMITY TO SCHOOLS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Site-built home; One and one-half stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Porch; Fenced backyard; Exterior storage structure

Interior

• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.4% below list).
• Recommended offer: $130k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Henderson — 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 58/100 on livability (#583 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Vance County Schools (rural): math 20% / reading 27% proficiency, ranked #166 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Vance County Middle School (math 13% / reading 17%, grade F, #459 of 475 statewide, top 97%, 797 students, 100% FRL); Vance County High School (math 12% / reading 27%, grade F, #499 of 535 statewide, top 94%, 958 students, 100% FRL) — zoned schools average 100% FRL vs 81% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 73 units permitted in Vance County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Vance County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $129,828 (13.4% 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 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 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $211,820
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 Lynne Ave	0.12mi	3/2.0	1,180 (-1%)	11mo	$215,000	$182	84
107 Quail Rdg	0.00mi	3/2.0	1,330 (+12%)	0mo	$150,000	$113	80
113 Fox Run	0.06mi	3/2.5	1,320 (+11%)	8mo	$235,000	$178	71
1224 Oakridge Ave	0.30mi	2/1.5 (-1)	1,236 (+4%)	6mo	$219,900	$178	68
1542 Oakdale Cir	0.46mi	2/1.0 (-1)	1,171 (-2%)	6mo	$230,000	$196	62
1204 Roanoke Ave	0.62mi	2/1.0 (-1)	1,159 (-3%)	3mo	$174,000	$150	55
1205 Oakridge Ave	0.34mi	2/1.0 (-1)	1,114 (-6%)	17mo	$161,500	$145	51
1220 Roanoke Ave	0.60mi	3/1.0	1,080 (-9%)	3mo	$214,000	$198	50
924 Buckhorn St	0.55mi	3/1.0	1,066 (-10%)	8mo	$170,000	$159	46
1563 Oakdale Cir	0.44mi	3/1.0	1,076 (-10%)	24mo	$210,000	$195	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-24,335
• Equity at exit: $22,365

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-21,191
• Equity at exit: $12,969

Cash invested: $42,000 (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 27536

• Active inventory: 114
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$787
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-1

Break-even live

Break-even rent $1,299

Max offer price $149,883

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $42	+0% $-1	+5% $-43	+10% $-86
Rent	-10% $-103	-5% $-52	+0% $-1	+5% $51	+10% $102
Rate	-1.0pp $75	-0.5pp $37	base $-1	+0.5pp $-40	+1.0pp $-79

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Ridge Rd Henderson, NC	1.0–3.0	1.0–2.0	1049	$1,325	$1.26	3d	1	0.25mi
1637 Berry Ave Henderson, NC	3.0	2.5	1396	$1,850	$1.33	13d	1	0.93mi
1216 2nd St Henderson, NC	2.0	1.0	796	$995	$1.25	25d	1	1.07mi
210 Corbitt Rd Unit 224 Henderson, NC	2.0	1.5	1148	$1,175	$1.02	25d	1	1.23mi
543 Horner St Henderson, NC	2.0	1.0	700	$695	$0.99	22d	1	1.40mi

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-05-04
   listed $150,000 Active
3. 2021-03-02
   soldstatus $162,000 Closed 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

4. 2021-03-02
   soldstatus $162,000 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

5. 2021-03-02
   soldstatus $162,000 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

6. 2021-03-02
   soldstatus $162,000

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

7. 2021-01-08
   status Pending 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

8. 2021-01-08
   listed $165,000 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

9. 2021-01-06
   listed $165,000 Active 381-char remark

   Show marketing remark (381 chars)

   LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

10. 2021-01-06
    listed $165,000 381-char remark

    Show marketing remark (381 chars)

    LOCATION. .LOCATION. .LOCATION!!! This 3 bedroom, 2 full bath home offers first floor master bedroom, new kitchen granite counter top, sink and appliances, new LVP flooring and new carpet throughout, new paint inside and out, new vanities in baths, new roof, fenced back yard, outside storage and paved drive. Convenient to I-85, US-1, hospital, shopping, schools, dining and more.

ⓘ 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: $2,126 · $177/mo
• Projected year-2 tax: $2,126 · $177/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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,579
• − Mortgage interest: −$8,402
• − Property taxes: −$2,126
• − Insurance: −$750
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,364
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $605/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: Vance County Schools
• NCES district ID: 3704650
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $34,323
• Composite: 19.29/100
• National rank: #8801
• State rank: #166 of 178 in NC

Livability — Henderson

• Score: 58/100
• State rank: #583
• US rank: #21468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, NC
• County: Vance County · 15,298 people
• City population: 15,298
• Metro: Henderson, NC
• Population (ZIP): 15,298
• Household income: $39,985
• Rent vs Own: 62.3% rent · 37.7% own
• Severe rent burden: 1110.0

Population outlook (Vance County) Hauer SSP2

• Today (2025): 41,985 people
• By 2030: 40,286 · -4.0%
• By 2040: 36,372 · -13.4%
• By 2050: 32,466 · -22.7%
• By 2075: 24,229 · -42.3%
• By 2100: 17,784 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 60% White 26% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Vance

• 2024 margin: D (+13.3) · D 56.3% · R 42.9%
• 2008→2024 swing: -13.3pp toward R · 2008: 26.6pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.2 2016: D+24.6 2012: D+28.3 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.23%
• Current HPI: 198.8762
• Rent YoY: —
• Metro: Henderson, 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

-9.1% since first listed

10 events — show timeline

• 2026-05-11 Pending — TMLS
• 2026-05-04 Listed $150,000 TMLS
• 2021-03-02 Sold (Public Records) $162,000 Public Records
• 2021-03-02 Sold (MLS) $162,000 RVLG
• 2021-03-02 Sold (MLS) $162,000 AMLSNC
• 2021-03-02 Sold (MLS) $162,000 TMLS
• 2021-01-08 Pending — TMLS
• 2021-01-08 Listed $165,000 RVLG
• 2021-01-06 Listed $165,000 AMLSNC
• 2021-01-06 Listed $165,000 TMLS

Property tax history

+4.0%/yr

Latest (2025): $2,126 · +1.0% YoY. Source: county tax records.