105 Boulevard St · Eden, NC 27288

$63,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 418 Days on market

Built 1916 0.58 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Dining and Kitchen Bar, Sun drenched Sunroom, Large Bedroom Rooms. Covered front porch Fenced-in back yard, Storage Building!

Key facts

• Kitchen bar
• Updated windows
• Bright sunroom

Tags

• KITCHEN BAR
• BRIGHT SUNROOM
• UPDATED WINDOWS
• WIRED STORAGE BUILDING
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway (gravel)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1916; Existing structure; Storage structure on property
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; City lot

Interior

• Bedrooms: Main level bedroom(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Primary bedroom on the main level; Attic access only; Storm doors; Insulated windows; Built-in features; Deadbolt locks
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities 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.
• Market conditions: 208 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $436 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $62k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $136,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Church St	0.17mi	2/1.0	952 (+4%)	13mo	$171,900	$181	76
107 N Primitive St	0.15mi	2/2.0	880 (-4%)	13mo	$139,000	$158	71
401 Greenwood St	0.43mi	3/1.0 (+1)	948 (+3%)	2mo	$148,500	$157	68
721 Taylor St	0.62mi	2/1.0	864 (-6%)	1mo	$136,000	$157	60
120 Short Morgan St	0.61mi	3/1.0 (+1)	974 (+6%)	7mo	$95,000	$98	51
621 Morehead St	0.37mi	2/1.0	1,052 (+14%)	10mo	$115,000	$109	50
221 Dunn St	0.53mi	2/1.0	822 (-11%)	11mo	$130,000	$158	48
731 Jefferson St	0.43mi	2/1.0	798 (-13%)	14mo	$27,500	$34	46
1110 Irving Ave	0.60mi	3/1.0 (+1)	992 (+8%)	11mo	$143,000	$144	44
407 Victor St	0.72mi	2/1.0	825 (-10%)	9mo	$30,000	$36	42
621 Taylor St	0.58mi	2/2.0	1,047 (+14%)	10mo	$154,900	$148	37
519 Gresham St	0.74mi	1/1.0 (-1)	812 (-12%)	7mo	$94,900	$117	35

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $7,911
• Equity at exit: $9,394

10-year hold

• IRR: 20.3%
• Equity multiple: 2.72×
• Total profit: $30,279
• Equity at exit: $5,447

Cash invested: $17,640 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$330
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $284

Break-even live

Break-even rent $566

Max offer price $63,000

Occupancy floor 64%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Irving Ave Unit A Eden, NC	2.0	1.0	900	$900	$1.00	23d	1	0.40mi
326 Cedar St Unit H Eden, NC	2.0	1.0	780	$975	$1.25	23d	1	0.71mi
524 Boone Rd Apt C Eden, NC	1.0	1.0	600	$950	$1.58	23d	1	0.87mi
615 Dumaine St Unit F Eden, NC	2.0	1.0	615	$995	$1.62	23d	1	0.92mi
615 Dumaine St Unit H Eden, NC	1.0	1.0	550	$850	$1.55	23d	1	0.92mi
625 Washington St Eden, NC	2.0	1.0	547	$899	$1.64	14d	4	1.04mi

Listing history 42 events

1. 2026-06-18
   days on market $63,000 Active 418 DOM
2. 2026-06-17
   days on market $63,000 Active 417 DOM
3. 2026-06-16
   days on market $63,000 Active 416 DOM
4. 2026-06-15
   days on market $63,000 Active 415 DOM
5. 2026-06-14
   days on market $63,000 Active 413 DOM
6. 2026-06-13
   days on market $63,000 Active 412 DOM
7. 2026-06-10
   days on market $63,000 Active 410 DOM
8. 2026-06-09
   days on market $63,000 Active 409 DOM
9. 2026-06-08
   days on market $63,000 Active 408 DOM
10. 2026-06-07
    pricedays on market $63,000 Active 407 DOM
11. 2026-06-03
    days on market $69,000 Active 403 DOM
12. 2026-06-02
    days on market $69,000 Active 402 DOM
13. 2026-06-01
    days on market $69,000 Active 401 DOM
14. 2026-05-31
    days on market $69,000 Active 400 DOM
15. 2026-05-31
    days on market $69,000 Active 399 DOM
16. 2026-05-20
    price $69,000
17. 2026-05-18
    status Active
18. 2026-04-24
    status Pending
19. 2026-04-08
    price $74,000
20. 2026-03-18
    price $77,000
21. 2026-02-11
    price $79,900
22. 2026-02-03
    status Active
23. 2026-02-03
    historical
24. 2026-01-08
    price $88,000
25. 2025-12-08
    price $91,900
26. 2025-12-03
    status Active
27. 2025-12-03
    historical
28. 2025-11-13
    price $94,900
29. 2025-10-08
    price $99,900
30. 2025-09-05
    price $109,900
31. 2025-08-07
    price $114,000
32. 2025-07-03
    price $117,000
33. 2025-06-03
    price $119,900
34. 2025-05-02
    price $122,500
35. 2025-04-02
    listed $124,900 Active
36. 2024-10-17
    price $110,000
37. 2024-10-04
    price $115,000
38. 2023-04-26
    soldstatus $99,000 Closed 140-char remark

    Show marketing remark (140 chars)

    Move in Ready! Dining and Kitchen Bar, Sun drenched Sunroom, Large Bedroom Rooms. Covered front porch Fenced-in back yard, Storage Building!

39. 2023-04-01
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Move in Ready! Dining and Kitchen Bar, Sun drenched Sunroom, Large Bedroom Rooms. Covered front porch Fenced-in back yard, Storage Building!

40. 2023-03-17
    historical Due Diligence Period 140-char remark

    Show marketing remark (140 chars)

    Move in Ready! Dining and Kitchen Bar, Sun drenched Sunroom, Large Bedroom Rooms. Covered front porch Fenced-in back yard, Storage Building!

41. 2023-03-09
    listed $98,800 Active 140-char remark

    Show marketing remark (140 chars)

    Move in Ready! Dining and Kitchen Bar, Sun drenched Sunroom, Large Bedroom Rooms. Covered front porch Fenced-in back yard, Storage Building!

42. 2007-03-01
    soldstatus $65,000

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,103
• − Mortgage interest: −$3,529
• − Property taxes: −$1,082
• − Insurance: −$315
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,833
• Taxable income: $2,568
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $2,794/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 — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

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: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

+6.2% since first listed

27 events — show timeline

• 2026-05-20 Price Changed $69,000 Triad MLS
• 2026-05-18 Relisted — Triad MLS
• 2026-04-24 Pending — Triad MLS
• 2026-04-08 Price Changed $74,000 Triad MLS
• 2026-03-18 Price Changed $77,000 Triad MLS
• 2026-02-11 Price Changed $79,900 Triad MLS
• 2026-02-03 Relisted — Triad MLS
• 2026-02-03 Delisted — Triad MLS
• 2026-01-08 Price Changed $88,000 Triad MLS
• 2025-12-08 Price Changed $91,900 Triad MLS
• 2025-12-03 Relisted — Triad MLS
• 2025-12-03 Delisted — Triad MLS
• 2025-11-13 Price Changed $94,900 Triad MLS
• 2025-10-08 Price Changed $99,900 Triad MLS
• 2025-09-05 Price Changed $109,900 Triad MLS
• 2025-08-07 Price Changed $114,000 Triad MLS
• 2025-07-03 Price Changed $117,000 Triad MLS
• 2025-06-03 Price Changed $119,900 Triad MLS
• 2025-05-02 Price Changed $122,500 Triad MLS
• 2025-04-02 Listed $124,900 Triad MLS
• 2024-10-17 Price Changed $110,000 Triad MLS
• 2024-10-04 Price Changed $115,000 Triad MLS
• 2023-04-26 Sold (MLS) $99,000 Triad MLS
• 2023-04-01 Pending — Triad MLS
• 2023-03-17 Contingent — Triad MLS
• 2023-03-09 Listed $98,800 Triad MLS
• 2007-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $1,082 · +0.0% YoY. Source: county tax records.