608 Vance St · Reidsville, NC 27320

$103,000

3 bd · 1.0 ba · 2,188 sqft · SingleFamily public records · 35 Days on market

Built 1915

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You must be pre-qualified to view the house. Once you have proof of funds you may set a time for a viewing. & Acirc; & nbsp; Ready to live a more sustainable life? Villa Fortuna was built in 1887. She is listed on the national registry of historic places for the architecture. This home is the perfect blend of unpretentious elegance and a rustic urban farm. Reidsville is a charming town. This part of North Carolina is as close to my home state Connecticut, as I have ever seen. Here we have a lot less snow, shorter winter and yet we still have lilacs in the spring! Most everything in town is within 2 to 5 miles of the driveway. Greensboro and Danville are 30 minutes in either directio

Key facts

• Mulberry trees
• Apple trees
• Peach trees

Tags

• RUSTIC URBAN FARM
• APPLE TREES
• MULBERRY TREES
• PEACH TREES
• PLUM TREES
• WOODSHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.7% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, 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: Reidsville Middle (math 27% / reading 33%, grade F, #335 of 475 statewide, top 72%, 614 students, 100% FRL); Reidsville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 753 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.75% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $236,304
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Pinedale Dr	0.36mi	2/2.5 (-1)	2,097 (-4%)	0mo	$260,000	$124	65
207 Mccollum Dr	0.29mi	3/1.0	1,976 (-10%)	10mo	$175,000	$89	62
317 Maple Ave	0.56mi	3/2.0	2,187 (-0%)	13mo	$295,000	$135	59
1311 Vance St	0.40mi	4/2.0 (+1)	2,199 (+0%)	15mo	$210,000	$95	59
805 Spring St	0.50mi	4/2.0 (+1)	2,172 (-1%)	13mo	$235,000	$108	55
607 Maple Ave	0.61mi	4/2.0 (+1)	2,064 (-6%)	14mo	$235,000	$114	42
825 Crescent Dr	0.61mi	4/3.5 (+1)	2,469 (+13%)	12mo	$105,000	$43	25

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $30,457
• Equity at exit: $15,358

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $87,255
• Equity at exit: $8,906

Cash invested: $28,840 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 258
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $740

Break-even live

Break-even rent $863

Max offer price $103,000

Occupancy floor 54%

Sensitivity live

Price	-10% $798	-5% $769	+0% $740	+5% $711	+10% $682
Rent	-10% $598	-5% $669	+0% $740	+5% $811	+10% $882
Rate	-1.0pp $792	-0.5pp $766	base $740	+0.5pp $713	+1.0pp $686

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Richardson Dr Reidsville, NC	3.0	2.0	2272	$1,800	$0.79	16d	1	1.36mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $103,000 Under Contract 35 DOM
2. 2026-06-15
   days on market $103,000 Active 34 DOM
3. 2026-06-14
   days on market $103,000 Active 32 DOM
4. 2026-06-13
   days on market $103,000 Active 31 DOM
5. 2026-06-10
   days on market $103,000 Active 29 DOM
6. 2026-06-09
   days on market $103,000 Active 28 DOM
7. 2026-06-08
   days on market $103,000 Active 27 DOM
8. 2026-06-07
   days on market $103,000 Active 26 DOM
9. 2026-06-03
   days on market $103,000 Active 22 DOM
10. 2026-06-02
    days on market $103,000 Active 21 DOM
11. 2026-06-01
    days on market $103,000 Active 20 DOM
12. 2026-05-31
    days on market $103,000 Active 19 DOM
13. 2026-05-31
    days on market $103,000 Active 18 DOM
14. 2026-05-12
    listed $103,000 Active

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,186 · $99/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$5,770
• − Property taxes: −$1,186
• − Insurance: −$515
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,996
• Taxable income: $7,677
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $7,039/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: 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 — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -91.42%
• Current HPI: 205.028
• 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

1 event — show timeline

• 2026-05-12 Listed $103,000 FSBO.com

Property tax history

+0.8%/yr

Latest (2025): $1,186 · +0.0% YoY. Source: county tax records.