171 Bob Callicut Dr · Southmont, NC 27292

$140,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 28 Days on market

Built 1969 Est $174k · 20% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute, affordable home close to High Rock Lake! This 3 bdrm/1 bath, one owner home is situated on a dirt road away from the hustle and bustle but still close to restaurants, shopping, and highways. New water line installed in 2022. Hardwoods throughout much of the house. Great price range for a home in the county. Take a look!

Key facts

• Hardwoods throughout
• 2 garage spots
• Built 1969

Tags

• CLOSE TO HIGH ROCK LAKE
• NEW WATER LINE INSTALLED
• HARDWOODS THROUGHOUT

Property features AI

Finance

• Other: Private maintained road
• HOA & community: No association

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Septic tank sewer; Electric water heater
• Home design: Residential stick/site-built house; One story
• Construction: Built in 1969; Vinyl siding; Crawl space foundation
• Exterior features: Cleared lot; No fencing; No pool

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric heating fuel
• Interior features: Primary bedroom located on the main level; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $74 ($889/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 $115k (17.8% below list).
• Recommended offer: $115k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.4% in Southmont — 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 60/100 on livability (#516 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southmont Elementary (math 32% / reading 32%, grade F, #908 of 1,410 statewide, top 67%, 280 students, 68% FRL); Central Davidson Middle (math 43% / reading 44%, grade D, #182 of 475 statewide, top 40%, 684 students, 58% FRL); Central Davidson High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 900 students, 49% FRL) — zoned schools average 58% FRL vs 39% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 404 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,033 (17.8% below list)

Questions for the listing agent

1. Built in 1969 — 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 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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $174,384
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Bob Callicut Dr	0.00mi	3/1.0 (+1)	1,000 (-1%)	1mo	$140,000	$140	93
450 Holloway Church Rd	0.12mi	2/1.0	925 (-8%)	10mo	$160,000	$173	72
196 Watson Ln	0.73mi	3/1.0 (+1)	1,122 (+11%)	6mo	$374,500	$334	37
515 Robert Hargrave Rd	0.57mi	3/2.0 (+1)	1,134 (+12%)	12mo	$193,500	$171	33

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-19,891
• Equity at exit: $20,874

10-year hold

• IRR: -8.2%
• Equity multiple: 0.52×
• Total profit: $-18,882
• Equity at exit: $12,105

Cash invested: $39,200 (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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 404
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $74

Break-even live

Break-even rent $1,057

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $153	-5% $114	+0% $74	+5% $34	+10% $-5
Rent	-10% $-17	-5% $29	+0% $74	+5% $119	+10% $165
Rate	-1.0pp $145	-0.5pp $110	base $74	+0.5pp $38	+1.0pp $1

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-04-25
   historical Due Diligence Period
3. 2026-04-20
   listed $140,000 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: $507 · $42/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$641/yr (+$53/mo · 126.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,804
• − Mortgage interest: −$7,842
• − Property taxes: −$507
• − Insurance: −$700
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,073
• Taxable loss: −$1,526
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,255/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Southmont

• Score: 60/100
• State rank: #516
• US rank: #18904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southmont, NC
• County: Davidson County · 129,088 people
• City population: 143
• Metro: Winston-Salem, NC
• Population (ZIP): 40,311
• Household income: $57,264
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1001.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 267.074
• Rent YoY: ▲ 1.37%
• Metro: Winston-Salem, NC
• 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

3 events — show timeline

• 2026-05-19 Pending — Triad MLS
• 2026-04-25 Contingent — Triad MLS
• 2026-04-20 Listed $140,000 Triad MLS

Property tax history

+4.4%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.