130 Albertson Rd · Thomasville, NC 27360

$106,000

2 bd · 1.0 ba · 1,023 sqft · SingleFamily public records · 19 Days on market

Built 1877 0.91 ac lot Est $189k · 44% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special or perfect fixer-upper! 3 bedroom, 1 bath in Thomasville (Ledford School District) Two-car carport and a back deck Sold as-is—bring your vision and make it a gem!

Key facts

• Two-car carport
• Back deck
• 0.91 acre lot

Tags

• LEDFORD SCHOOL DISTRICT
• TWO-CAR CARPORT
• BACK DECK

Property features AI

Finance

• HOA & community: No association (listed association: High Point)

Exterior

• Parking: Attached carport (2 parking spaces); Carport
• Utilities: Public sewer
• Home design: Single-story house; Residential, stick/site built construction; Built in 1877; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water source; Public maintained road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling: Other; Heating: See remarks; Water heater: Unknown
• Interior features: Primary bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment F.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $106k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,410 (1.5% below list)

Questions for the listing agent

1. Built in 1877 — 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. 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?
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: 1.09% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $189,255
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Albertson Rd	0.00mi	3/1.0 (+1)	1,087 (+6%)	0mo	$75,000	$69	84
103 Albertson Rd	0.18mi	2/1.0	1,064 (+4%)	12mo	$100,000	$94	74
1338 Unity St	0.56mi	2/1.0	1,038 (+2%)	4mo	$178,000	$171	68
212 Bell Dr	0.22mi	3/2.0 (+1)	1,128 (+10%)	8mo	$230,000	$204	57
615 Midland Ave	0.69mi	2/2.0	1,050 (+3%)	3mo	$165,000	$157	56
307 Turner St	0.37mi	3/2.0 (+1)	1,097 (+7%)	11mo	$218,000	$199	53
78 Lowery Dr	0.48mi	3/2.0 (+1)	1,142 (+12%)	0mo	$170,000	$149	49
5 Oak Ridge Dr	0.64mi	3/2.0 (+1)	1,091 (+7%)	12mo	$215,000	$197	40
9 Terry Dr	0.37mi	3/2.0 (+1)	1,170 (+14%)	13mo	$230,000	$197	39
4 Oak Ridge Dr	0.65mi	3/2.0 (+1)	1,132 (+11%)	8mo	$247,500	$219	37
4 Oak Meadow Ln	0.66mi	3/2.0 (+1)	1,144 (+12%)	7mo	$195,000	$170	34
8 Savannah Ln	0.74mi	3/2.0 (+1)	1,166 (+14%)	9mo	$216,200	$185	26

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-534
• Equity at exit: $15,805

10-year hold

• IRR: 10.5%
• Equity multiple: 1.86×
• Total profit: $25,541
• Equity at exit: $9,165

Cash invested: $29,680 (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 27360

• Rents YoY: 4.3%
• Active inventory: 307
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$556
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $237

Break-even live

Break-even rent $856

Max offer price $106,000

Occupancy floor 75%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Blair St Apt 2A Thomasville, NC	2.0	1.5	1000	$1,249	$1.25	21d	1	0.23mi
1311 Blair St Thomasville, NC	2.0	1.0–1.5	950	$1,162	$1.22	14d	7	0.25mi
1311 Blair St Apt 2B Thomasville, NC	2.0	1.5	1000	$1,075	$1.07	21d	1	0.26mi
1311 Blair St Unit 1305-D Thomasville, NC	2.0	1.0	900	$1,075	$1.19	21d	1	0.26mi
5024 Ball Park Rd Thomasville, NC	2.0	1.0	1269	$1,100	$0.87	23d	1	1.04mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	23d	1	1.14mi
2020 Ball Park Rd Thomasville, NC	3.0	2.0	1266	$1,750	$1.38	14d	1	1.29mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	23d	1	1.37mi
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	14d	1	1.43mi

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   historical Due Diligence Period
3. 2026-04-22
   listed $106,000 Active
4. 1987-09-01
   soldstatus $28,000
5. 1987-09-01
   soldstatus $29,500
6. 1987-09-01
   soldstatus $29,500

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $913 · $76/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 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,867
• − Mortgage interest: −$5,938
• − Property taxes: −$913
• − Insurance: −$530
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,084
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,557/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 — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

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: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• 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

+278.6% since first listed

6 events — show timeline

• 2026-05-12 Pending — Triad MLS
• 2026-05-11 Contingent — Triad MLS
• 2026-04-22 Listed $106,000 Triad MLS
• 1987-09-01 Sold (Public Records) $29,500 Public Records
• 1987-09-01 Sold (Public Records) $29,500 Public Records
• 1987-09-01 Sold (Public Records) $28,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $913 · +0.0% YoY. Source: county tax records.