125 The Blvd · Eden, NC 27288

$205,000

4 bd · 2.0 ba · 1,336 sqft · MultiFamily · 22 Days on market

Built 1930 Good condition 8,712 sqft 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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Completely renovated duplex offering two, two-bedroom apartments, each thoughtfully updated from top to bottom. This turnkey investment property features brand new HVAC heat pump systems, updated electrical with separate meters, new appliances including dishwashers, electric ranges, over-the-range microwaves, washers, and dryers, plus stylish new cabinetry paired with butcher block countertops. The building also features a brand new 60 mil TPO roof with a 30-year guarantee, giving investors added peace of mind for years to come. Conveniently located on The Boulevard, one of Eden’s rapidly growing and revitalized districts. Both units are leased with tenants beginning June 1st on new l

Key facts

• Updated electrical
• Renovated duplex
• New appliances

Tags

• RENOVATED DUPLEX
• TWO BEDROOM APARTMENTS
• NEW HVAC HEAT PUMP SYSTEMS
• UPDATED ELECTRICAL
• NEW APPLIANCES
• NEW CABINETRY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway and on-street parking; no garage
• Utilities: Electric water heater; Public water; Public sewer; Electric power
• Home design: Duplex residential income property; Built in 1930; Existing structure
• Construction: Brick and wood siding construction
• Exterior features: Public water; Public sewer; Lot approximately 0.2 acres

Interior

• Kitchen: Electric water heater (appliance listed)
• Flooring: Vinyl
• Heating & cooling: Heat pump for heating and cooling; Electric heating fuel
• Interior features: Vinyl flooring; Closet storage
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $47 ($566/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 $185k (9.6% below list).
• Recommended offer: $185k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leaksville-Spray Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 404 students, 99% FRL); J E Holmes Middle (math 31% / reading 37%, grade F, #294 of 475 statewide, top 63%, 627 students, 99% FRL); John M Morehead High (math 22% / reading 47%, grade F, #427 of 535 statewide, top 81%, 814 students, 64% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/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 $6k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,300 (9.6% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-30,187
• Equity at exit: $30,566

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-22,305
• Equity at exit: $17,725

Cash invested: $57,400 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $47

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $118	+0% $47	+5% $-24	+10% $-95
Rent	-10% $-99	-5% $-26	+0% $47	+5% $120	+10% $194
Rate	-1.0pp $150	-0.5pp $99	base $47	+0.5pp $-6	+1.0pp $-60

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,852
Total (2 units)			$1,853

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Park Ave Eden, NC	3.0	2.0	1625	$1,495	$0.92	25d	1	1.07mi

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 22 DOM
2. 2026-06-18
   price $205,000 Active 21 DOM
3. 2026-06-17
   days on market $215,000 Active 21 DOM
4. 2026-06-16
   days on market $215,000 Active 20 DOM
5. 2026-06-15
   days on market $215,000 Active 19 DOM
6. 2026-06-14
   days on market $215,000 Active 17 DOM
7. 2026-06-13
   days on market $215,000 Active 16 DOM
8. 2026-06-10
   days on market $215,000 Active 14 DOM
9. 2026-06-09
   days on market $215,000 Active 13 DOM
10. 2026-06-08
    days on market $215,000 Active 12 DOM
11. 2026-06-07
    days on market $215,000 Active 11 DOM
12. 2026-06-03
    days on market $215,000 Active 7 DOM
13. 2026-06-02
    days on market $215,000 Active 6 DOM
14. 2026-06-01
    days on market $215,000 Active 5 DOM
15. 2026-05-31
    days on market $215,000 Active 4 DOM
16. 2026-05-31
    days on market $215,000 Active 3 DOM
17. 2026-05-15
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,236
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,964
• Taxable loss: −$2,869
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,254/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

A completely renovated and move-in-ready duplex with new appliances, HVAC, and a new roof, located in a rapidly growing district.

Value-add opportunities

• Both landscaping — improves curb appeal and rental value
• Both furniture — provides move-in ready condition

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and rental value ↑
• Both furniture — provides move-in ready condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

1 event — show timeline

• 2026-05-15 Listed $225,000 Triad MLS