325 N Asheboro St · Liberty, NC 27298

$105,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 93 Days on market

Built 1900 0.52 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, renovators, and lovers of classic architecture--this property is packed with opportunity! Nestled in the heart of Liberty, this spacious home offers the perfect canvas for a profitable fix-and-flip, a unique historic residence, or a high-demand rental property. Featuring generous square footage, original character, and a flexible layout, this home is ready to be restored to its full potential. With the right vision, this property could be transformed into a standout showpiece or a strong income-producing asset. Located just minutes from major growth in the Carolina Core and with convenient access to Interstate 40, this area is seeing increased demand from buyers and r

Key facts

• Historic residence
• Flexible layout
• Convenient access

Tags

• CLASSIC ARCHITECTURE
• HISTORIC RESIDENCE
• FLEXIBLE LAYOUT
• CONVENIENT ACCESS
• PROXIMITY TO GREENSBORO

Property features AI

Finance

• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: House; Two levels; Fixer condition; Zoned R-6 Residential District
• Construction: Aluminum siding; Fiberglass roof; Pillar/post/pier foundation; Built on a 0.52-acre lot
• Exterior features: Private yard; Porch

Interior

• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.3% in Liberty — 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 74/100 on livability (#56 in NC, #4,472 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Randolph Early College High School (math 98% / reading 87%, grade A+, #31 of 535 statewide, top 6%, 354 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• Zoned-school proficiency averages 92% at this address vs 43% district-wide (+49 pts) — the actual schools serving this property are materially stronger than the Randolph County School System average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 79 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $105k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $315,392
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 W Starmount Ave	0.23mi	3/1.0	1,926 (+8%)	6mo	$137,000	$71	68
424 E Brookwood Ave	0.58mi	3/2.0	1,761 (-2%)	7mo	$379,000	$215	64
234 Luther Ave	0.24mi	3/3.0	1,601 (-11%)	15mo	$276,000	$172	54
814 N Greenbriar St	0.64mi	3/2.5	1,913 (+7%)	10mo	$315,000	$165	49
420 E Swannanoa Ave	0.59mi	3/2.0	1,971 (+10%)	9mo	$347,500	$176	48
510 Hardin Ct	0.57mi	3/2.5	2,024 (+13%)	14mo	$475,000	$235	38
433 E Brookwood Ave	0.56mi	4/2.5 (+1)	2,038 (+14%)	12mo	$440,000	$216	34

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: 22.8%
• Equity multiple: 1.93×
• Total profit: $27,468
• Equity at exit: $15,656

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $81,322
• Equity at exit: $9,078

Cash invested: $29,400 (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 27298

• Home prices YoY: -12.8%
• Active inventory: 79
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $698

Break-even live

Break-even rent $955

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $757	-5% $727	+0% $698	+5% $668	+10% $638
Rent	-10% $553	-5% $625	+0% $698	+5% $770	+10% $843
Rate	-1.0pp $751	-0.5pp $724	base $698	+0.5pp $670	+1.0pp $643

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   price $105,000 Active 93 DOM
2. 2026-06-18
   days on market $118,000 Active 93 DOM
3. 2026-06-17
   days on market $118,000 Active 92 DOM
4. 2026-06-16
   days on market $118,000 Active 91 DOM
5. 2026-06-15
   days on market $118,000 Active 90 DOM
6. 2026-06-14
   days on market $118,000 Active 88 DOM
7. 2026-06-10
   days on market $118,000 Active 85 DOM
8. 2026-06-09
   days on market $118,000 Active 84 DOM
9. 2026-06-08
   days on market $118,000 Active 83 DOM
10. 2026-06-07
    days on market $118,000 Active 82 DOM
11. 2026-06-05
    days on market $118,000 Active 79 DOM
12. 2026-06-03
    days on market $118,000 Active 78 DOM
13. 2026-06-02
    days on market $118,000 Active 77 DOM
14. 2026-06-01
    days on market $118,000 Active 76 DOM
15. 2026-05-31
    days on market $118,000 Active 75 DOM
16. 2026-05-31
    days on market $118,000 Active 74 DOM
17. 2026-04-14
    price $118,000
18. 2026-03-17
    listed $130,000 Active
19. 2005-06-15
    soldstatus $68,500

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $22,053
• − Mortgage interest: −$5,882
• − Property taxes: −$1,917
• − Insurance: −$525
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$3,055
• Taxable income: $7,147
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $6,657/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Liberty

• Score: 74/100
• State rank: #56
• US rank: #4472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, NC
• Population (ZIP): 10,507

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.90%
• Current HPI: 257.7834
• 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

+72.3% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $118,000 TMLS
• 2026-03-17 Listed $130,000 TMLS
• 2005-06-15 Sold (Public Records) $68,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,917 · +7.0% YoY. Source: county tax records.