131 Regency Dr · Reidsville, NC 27320

$247,900

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 27 Days on market

Built 1973 0.58 ac lot Est $350k · 29% under

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 2-bath home offers comfortable living with plenty of space and functionality. The primary bedroom boasts an en-suite bathroom with another full bath in the hallway. Enjoy the huge den perfect for movie night overlooking the shady and fenced back yard! The Living room has a masonry fireplace surrounded by barn wood! Updated kitchen and bathrooms! Greenhouse and storage building perfect for the gardener in the family. Convenient to Hwy 14 and Hwy 29 within 25 minutes of Burlington, Danville and Greensboro. USDA Approved! Call today! AGENTS, SEE AGENT ONLY REMARKS.

Key facts

• Fenced back yard
• Masonry fireplace
• Storage building

Tags

• EN-SUITE BATHROOM
• MASONRY FIREPLACE
• FENCED BACK YARD
• UPDATED KITCHEN
• GREENHOUSE
• STORAGE BUILDING

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Shannon Forest

Exterior

• Parking: Detached carport; Carport; Driveway parking; Paved parking; 2 garage/carport spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electric water heater; Publicly maintained road
• Home design: Residential stick/site-built house; One story; Built in 1973
• Construction: Brick and vinyl siding construction; Crawl space foundation; Shingle roof (implied by existing structure)
• Exterior features: Fenced yard; Subdivision setting; Wooded lot; Storage structure on property; Remarks listed as exterior feature

Interior

• Kitchen: Dishwasher; Exhaust fan; Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Engineered hardwood; Laminate; Tile; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Electric heating fuel
• Interior features: Primary bedroom located on the main level; Attic with access only; Insulated windows; Ceiling fans; Deadbolt locks; Pantry
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $202k (18.3% below list).
• Recommended offer: $202k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidsville Middle (math 27% / reading 33%, grade F, #335 of 475 statewide, top 72%, 614 students, 100% FRL); Reidsville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 753 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.
• Current owner paid $212k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $202,500 (18.3% below list)

Questions for the listing agent

1. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $350,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Regency Dr	0.00mi	3/2.0	1,788 (0%)	1mo	$245,000	$137	95
498 Salem Church Rd	0.06mi	3/2.0	1,681 (-6%)	3mo	$310,000	$184	81
191 E Plantation Cir	0.33mi	3/2.0	1,736 (-3%)	8mo	$340,000	$196	69
140 White Oak Cir	0.29mi	3/2.0	1,653 (-8%)	1mo	$180,000	$109	69
190 E Plantation Cir	0.36mi	3/2.5	1,829 (+2%)	14mo	$380,000	$208	62
654 Salem Church Rd	0.32mi	3/2.0	1,569 (-12%)	3mo	$243,500	$155	58
129 Club House Dr	0.35mi	3/2.0	1,948 (+9%)	9mo	$450,000	$231	58
635 Salem Church Rd	0.30mi	3/2.0	1,649 (-8%)	16mo	$335,000	$203	56
178 E Plantation Cir	0.35mi	3/2.0	1,585 (-11%)	6mo	$375,000	$237	56
920 Salem Church Rd	0.74mi	3/2.0	1,568 (-12%)	4mo	$359,900	$230	38
601 Stokes Rd	0.36mi	4/3.5 (+1)	2,050 (+15%)	13mo	$400,000	$195	33
158 Wilson Rd	0.74mi	2/2.5 (-1)	1,698 (-5%)	16mo	$283,000	$167	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-33,994
• Equity at exit: $36,963

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-21,925
• Equity at exit: $21,434

Cash invested: $69,412 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 258
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,300
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $99

Break-even live

Break-even rent $1,900

Max offer price $247,900

Occupancy floor 90%

Sensitivity live

Price	-10% $239	-5% $169	+0% $99	+5% $28	+10% $-42
Rent	-10% $-61	-5% $19	+0% $99	+5% $179	+10% $259
Rate	-1.0pp $223	-0.5pp $162	base $99	+0.5pp $34	+1.0pp $-31

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Cedar Ln Reidsville, NC	3.0	2.0	2093	$2,025	$0.97	25d	1	1.32mi

Listing history 31 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   historical Due Diligence Period
3. 2026-04-21
   listed $247,900 Active
4. 2025-12-04
   status Pending
5. 2025-12-04
   historical
6. 2025-10-24
   price $247,900
7. 2025-10-24
   price $247,900
8. 2025-09-16
   listed $249,900 Active
9. 2022-01-10
   soldstatus $212,500 Closed
10. 2022-01-10
    soldstatus $212,500
11. 2021-12-28
    status Pending
12. 2021-12-06
    historical Due Diligence Period
13. 2021-12-01
    listed $195,000
14. 2021-12-01
    listed $195,000 Active
15. 2019-11-06
    soldstatus $167,500
16. 2019-11-05
    soldstatus $167,500 Sold
17. 2019-10-19
    status Pending
18. 2019-09-25
    historical Due Diligence Period
19. 2019-09-25
    listed $169,900 Active
20. 2017-10-20
    soldstatus $140,800 Sold
21. 2017-10-20
    soldstatus $141,000
22. 2017-09-14
    status Pending
23. 2017-09-06
    price $139,999
24. 2017-07-31
    price $149,900
25. 2017-06-30
    listed $154,900 Active
26. 2017-06-30
    listed $139,999
27. 2017-06-01
    price $152,500
28. 2016-09-23
    soldstatus $65,000 Sold
29. 2016-08-31
    status Pending
30. 2016-08-18
    price $65,000
31. 2016-06-10
    listed $70,000 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: $1,175 · $98/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$858/yr (+$71/mo · 73.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,300
• − Mortgage interest: −$13,886
• − Property taxes: −$1,175
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$7,212
• Taxable loss: −$3,100
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $1,927/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38,610
• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• 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

+254.1% since first listed

31 events — show timeline

• 2026-05-19 Pending — Triad MLS
• 2026-04-28 Contingent — Triad MLS
• 2026-04-21 Listed $247,900 Triad MLS
• 2025-12-04 Pending — TMLS
• 2025-12-04 Listing Removed — TMLS
• 2025-10-24 Price Changed $247,900 TMLS
• 2025-10-24 Price Changed $247,900 Triad MLS
• 2025-09-16 Listed $249,900 TMLS
• 2022-01-10 Sold (Public Records) $212,500 Public Records
• 2022-01-10 Sold (MLS) $212,500 Triad MLS
• 2021-12-28 Pending — Triad MLS
• 2021-12-06 Contingent — Triad MLS
• 2021-12-01 Listed $195,000 Triad MLS
• 2021-12-01 Listed $195,000 TMLS
• 2019-11-06 Sold (Public Records) $167,500 Public Records
• 2019-11-05 Sold (MLS) $167,500 Triad MLS
• 2019-10-19 Pending — Triad MLS
• 2019-09-25 Contingent — Triad MLS
• 2019-09-25 Listed $169,900 Triad MLS
• 2017-10-20 Sold (Public Records) $141,000 Public Records
• 2017-10-20 Sold (MLS) $140,800 Triad MLS
• 2017-09-14 Pending — Triad MLS
• 2017-09-06 Price Changed $139,999 Triad MLS
• 2017-07-31 Price Changed $149,900 Triad MLS
• 2017-06-30 Listed $154,900 Triad MLS
• 2017-06-30 Listed $139,999 TMLS
• 2017-06-01 Price Changed $152,500 Triad MLS
• 2016-09-23 Sold (MLS) $65,000 Triad MLS
• 2016-08-31 Pending — Triad MLS
• 2016-08-18 Price Changed $65,000 Triad MLS
• 2016-06-10 Listed $70,000 Triad MLS

Property tax history

+1.9%/yr

Latest (2025): $1,175 · +0.0% YoY. Source: county tax records.