6566 Nc Highway 8 · Germanton, NC 27019

$125,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 37 Days on market

Built 1980 0.64 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 +17.5/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bedroom, 2 bathroom home situated on a spacious lot in Germanton. This property offers great potential for investors or buyers looking to renovate and make it their own. Home needs repairs and updates, including soft spots in flooring & HVAC. Convenient location with easy access to nearby amenities and highways. Being sold as-is

Key facts

• 0.64 acre lot
• Built 1980
• Listed 36 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Paved driveway (no garage)
• Security: Deadbolt locks
• Utilities: Septic tank sewer; Gas water heater; Electric power
• Home design: Manufactured home (double wide); One story; Built in 1980; Existing structure
• Construction: Vinyl siding; Crawl space foundation; One fireplace with gas log in living room
• Exterior features: Publicly maintained road; Storage building on property; Well water

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling); Electric heating
• Interior features: Ceiling fans; Deadbolt locks; Pantry
• Laundry & utility: Washer hookup; Dryer connection on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $111k (11.3% below list).
• Recommended offer: $111k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#429 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Stokes County Schools (rural): math 48% / reading 46% proficiency, ranked #78 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 230 units permitted in Stokes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $10k appreciation (7.7% local appreciation)).
• Stokes County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $110,844 (11.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% 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 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.58×
• Total profit: $55,215
• Equity at exit: $92,416

10-year hold

• IRR: 20.2%
• Equity multiple: 5.44×
• Total profit: $155,513
• Equity at exit: $181,065

Cash invested: $35,000 (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 27019

• Home prices YoY: 3.2%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $97

Break-even live

Break-even rent $986

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 37 DOM
2. 2026-06-18
   days on market $125,000 Active 36 DOM
3. 2026-06-17
   days on market $125,000 Active 35 DOM
4. 2026-06-16
   days on market $125,000 Active 34 DOM
5. 2026-06-15
   days on market $125,000 Active 33 DOM
6. 2026-06-14
   days on market $125,000 Active 31 DOM
7. 2026-06-12
   days on market $125,000 Active 30 DOM
8. 2026-06-09
   days on market $125,000 Active 27 DOM
9. 2026-06-08
   days on market $125,000 Active 26 DOM
10. 2026-06-07
    days on market $125,000 Active 25 DOM
11. 2026-06-05
    days on market $125,000 Active 22 DOM
12. 2026-06-02
    days on market $125,000 Active 20 DOM
13. 2026-06-01
    days on market $125,000 Active 19 DOM
14. 2026-05-31
    days on market $125,000 Active 18 DOM
15. 2026-05-30
    days on market $125,000 Active 17 DOM
16. 2026-05-13
    listed $125,000 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: $857 · $71/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$168/yr (+$14/mo · 19.6%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,301
• − Mortgage interest: −$7,002
• − Property taxes: −$857
• − Insurance: −$625
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,636
• Taxable loss: −$948
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,387/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: Stokes County Schools
• NCES district ID: 3704380
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $42,284
• Composite: 39.58/100
• National rank: #3928
• State rank: #78 of 178 in NC

Livability — Germanton

• Score: 63/100
• State rank: #429
• US rank: #15833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,946

Population outlook (Stokes County) Hauer SSP2

• Today (2025): 44,106 people
• By 2030: 42,264 · -4.2%
• By 2040: 37,833 · -14.2%
• By 2050: 32,818 · -25.6%
• By 2075: 23,281 · -47.2%
• By 2100: 15,676 · -64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Slovak 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Stokes

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.6pp toward R · 2008: -35.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.8 2016: R+55.6 2012: R+42.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.70%
• Current HPI: 244.5439
• 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

• 2026-05-13 Listed $125,000 Triad MLS

Property tax history

+5.8%/yr

Latest (2025): $857 · +36.0% YoY. Source: county tax records.