45 Halifax Rd · Roxboro, NC 27574

$299,900

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 17 Days on market

Built 1901 0.80 ac lot

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Why this score? — see what drove the C+ 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 +22.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

COMPLETE HOME MAKEOVER! 45 Halifax Road is sure to please! This 3-bedroom home with nearly 1,600-square feet of living space and a new HVAC system features 2 and a half bathrooms and tons of upgrades, including a stunning 17 x 8 screened porch overlooking the back yard and a newly installed fire pit. The spacious kitchen has all new stainless-steel appliances, granite countertops, custom ceramic tile backsplash, a wine/beverage refrigerator and even a pot filler over the stove. The kitchen also features custom floating shelves with underlighting and a vented hood over the range. And, there is a roomy butler's pantry located just off the kitchen. There are all new cabinets in the kitchen, pa

Key facts

• Granite countertops
• New hvac system
• 0.8 acre lot

Tags

• NEW HVAC SYSTEM
• 17 X 8 SCREENED PORCH
• NEWLY INSTALLED FIRE PIT
• GRANITE COUNTERTOPS
• CUSTOM CERAMIC TILE BACKSPLASH
• WINE BEVERAGE REFRIGERATOR

Property features AI

Finance

• Other: Lot is approximately 0.8 acre; Publicly maintained asphalt state road frontage; No fencing
• HOA & community: No homeowners association

Exterior

• Parking: 2-space carport; Gravel driveway
• Utilities: Shared well water; Septic tank; Electricity connected; Septic connected; Water connected
• Home design: One-story house; Updated/remodeled condition; Accessible approach with ramp
• Construction: Brick veneer exterior; Metal roof; Brick/mortar foundation; Built as a house
• Exterior features: Front porch; Screened porch; Porch; Rain gutters; Outbuilding; Cleared and grassed yard

Interior

• Kitchen: Dishwasher; Electric oven; Ice maker; Range hood; Refrigerator; Stainless steel appliances; Wine refrigerator; Granite counters; Butler's pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (forced air, heat pump); Central air conditioning (electric); Ceiling fans
• Interior features: Bathtub/shower combination; Walk-in shower; Built-in features; Butler's pantry; Ceiling fans; Double vanity; Granite counters; Kitchen and dining combined; Open floorplan; Smooth ceilings
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/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 $290k (3.4% below list).
• Recommended offer: $290k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• 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 $289,754 (3.4% below list)

Questions for the listing agent

1. Built in 1901 — 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 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $199,746
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Pine Tree Ln	0.67mi	3/2.0	1,385 (-5%)	22mo	$189,500	$137	42

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: 29.5%
• Equity multiple: 3.32×
• Total profit: $195,160
• Equity at exit: $270,174

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $549,320
• Equity at exit: $582,640

Cash invested: $83,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,898 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $502

Break-even live

Break-even rent $2,262

Max offer price $299,900

Occupancy floor 78%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $299,900 Active 17 DOM
2. 2026-06-17
   days on market $299,900 Active 16 DOM
3. 2026-06-16
   days on market $299,900 Active 15 DOM
4. 2026-06-15
   days on market $299,900 Active 14 DOM
5. 2026-06-13
   days on market $299,900 Active 12 DOM
6. 2026-06-12
   days on market $299,900 Active 11 DOM
7. 2026-06-09
   days on market $299,900 Active 8 DOM
8. 2026-06-08
   days on market $299,900 Active 7 DOM
9. 2026-06-07
   days on market $299,900 Active 6 DOM
10. 2026-06-05
    days on market $299,900 Active 4 DOM
11. 2026-06-04
    days on market $299,900 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $299,900 Active 1 DOM

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$1,384/yr (+$115/mo · 128.7%)

ⓘ 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 5/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,770
• − Mortgage interest: −$16,799
• − Property taxes: −$1,076
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$8,724
• Taxable income: $1,109
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $5,755/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

1 event — show timeline

• 2026-06-01 Listed $299,900 TMLS

Property tax history

+2.7%/yr

Latest (2024): $1,076 · +0.0% YoY. Source: county tax records.