333 Granite Dr · Roxboro, NC 27574

$320,000

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 39 Days on market

Built 1997 0.57 ac lot Est $353k · 9% under

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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 +16.7/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great neighborhood, large detached workshop. Master bedroom has large dressing area not included in measurments.

Key facts

• Covered front porch
• Durable vinyl siding
• Single-level home

Tags

• SINGLE-LEVEL HOME
• LARGE PRIVATE LOT
• COVERED FRONT PORCH
• DURABLE VINYL SIDING
• STAINLESS STEEL APPLIANCES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size approximately 0.57 acre; Lot dimensions: see plat map
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (garage faces front); Additional driveway parking for 2 vehicles (4 parking spaces total)
• Utilities: Well water; Septic tank; Electricity connected; Publicly maintained asphalt county road frontage
• Home design: One-story house; Faces south; No common walls
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as a house structure
• Exterior features: Covered front porch; Patio; Shed(s); Cleared lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat and heat pump; Central air
• Interior features: Bathtub/shower combination; Walk-in shower; Ceiling fan(s); Tile counters; Living room fireplace; Double pane windows; Walk-in closet(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $271k (15.3% below list).
• Recommended offer: $271k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 $34k of equity ($2k loan paydown + $32k 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 $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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: moderate wind risk, 22% 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 $271,002 (15.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $353,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Granite Dr	0.08mi	3/2.0	1,514 (-14%)	18mo	$303,000	$200	57

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: 26.2%
• Equity multiple: 3.08×
• Total profit: $186,758
• Equity at exit: $288,281

10-year hold

• IRR: 23.0%
• Equity multiple: 7.02×
• Total profit: $539,815
• Equity at exit: $621,690

Cash invested: $89,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,710 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $198

Break-even live

Break-even rent $2,460

Max offer price $320,000

Occupancy floor 88%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $320,000 Active 39 DOM
2. 2026-06-17
   days on market $320,000 Active 38 DOM
3. 2026-06-16
   days on market $320,000 Active 37 DOM
4. 2026-06-15
   days on market $320,000 Active 36 DOM
5. 2026-06-13
   days on market $320,000 Active 34 DOM
6. 2026-06-12
   days on market $320,000 Active 33 DOM
7. 2026-06-09
   days on market $320,000 Active 30 DOM
8. 2026-06-08
   days on market $320,000 Active 29 DOM
9. 2026-06-07
   days on market $320,000 Active 28 DOM
10. 2026-06-05
    pricedays on market $320,000 Active 26 DOM
11. 2026-06-04
    days on market $323,000 Active 24 DOM
12. 2026-06-02
    days on market $323,000 Active 23 DOM
13. 2026-06-01
    days on market $323,000 Active 22 DOM
14. 2026-05-31
    days on market $323,000 Active 21 DOM
15. 2026-05-10
    listed $323,000 Active
16. 2026-03-06
    soldstatus $322,500
17. 2007-11-13
    soldstatus $133,000
18. 2007-06-27
    historical
19. 2006-10-11
    listed $160,000
20. 2003-12-01
    soldstatus $147,500 112-char remark

    Show marketing remark (112 chars)

    Great neighborhood, large detached workshop. Master bedroom has large dressing area not included in measurments.

21. 2003-12-01
    soldstatus $147,500 112-char remark

    Show marketing remark (112 chars)

    Great neighborhood, large detached workshop. Master bedroom has large dressing area not included in measurments.

22. 2003-11-19
    soldstatus $147,500
23. 2003-05-08
    listed $156,000 112-char remark

    Show marketing remark (112 chars)

    Great neighborhood, large detached workshop. Master bedroom has large dressing area not included in measurments.

24. 2003-05-08
    listed $156,000 112-char remark

    Show marketing remark (112 chars)

    Great neighborhood, large detached workshop. Master bedroom has large dressing area not included in measurments.

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$1,045/yr (+$87/mo · 66.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $32,520
• − Mortgage interest: −$17,925
• − Property taxes: −$1,579
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$9,309
• Taxable loss: −$3,096
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $3,117/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

+107.1% since first listed

10 events — show timeline

• 2026-05-10 Listed $323,000 TMLS
• 2026-03-06 Sold (Public Records) $322,500 Public Records
• 2007-11-13 Sold (Public Records) $133,000 Public Records
• 2007-06-27 Listing Removed — TMLS
• 2006-10-11 Listed $160,000 TMLS
• 2003-12-01 Sold (MLS) $147,500 AMLSNC
• 2003-12-01 Sold (MLS) $147,500 TMLS
• 2003-11-19 Sold (Public Records) $147,500 Public Records
• 2003-05-08 Listed $156,000 AMLSNC
• 2003-05-08 Listed $156,000 TMLS

Property tax history

+2.7%/yr

Latest (2025): $1,579 · +12.7% YoY. Source: county tax records.