302 Trollinger St · Randleman, NC 27317

$259,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 40 Days on market

Built 1991 0.42 ac lot Est $255k · at est.

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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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.6/15.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

Key facts

• Covered front porch
• Newer dishwasher
• Walk-in closet

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• HARDWOOD FLOORS
• HVAC SYSTEM REPLACED
• NEWER DISHWASHER
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Lot size approximately 0.42 acre
• HOA & community: No association; Subdivision: Dayspring

Exterior

• Parking: Driveway; Gravel and paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-story house; Stick/site built residential property; Built in 1991; Existing structure
• Construction: Wood siding exterior; Crawl space foundation
• Exterior features: Fenced yard; Cable available; Public-maintained road

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: All bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating fuel
• Interior features: Ceiling fans; Deadbolt locks; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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 $257k (1.0% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Randleman — 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 (#242 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Randleman Elementary School (math 48% / reading 38%, grade F, #622 of 1,410 statewide, top 44%, 515 students, 78% FRL); Randleman Middle School (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 831 students, 67% FRL); Randleman High School (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 877 students, 55% FRL) — zoned schools average 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 789 units permitted in Randolph County in 2024 (168 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 $8k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $150k; list at $260k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $255,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Trollinger St	0.00mi	3/2.0	1,310 (+2%)	1mo	$260,000	$198	96
4 Bradsher Ct	0.11mi	3/2.0	1,348 (+5%)	2mo	$319,500	$237	86
4207 Fox St	0.23mi	3/2.0	1,313 (+2%)	4mo	$260,000	$198	82
4227 Fox St	0.20mi	3/2.0	1,320 (+2%)	11mo	$269,000	$204	78
104 Redbud Ln	0.44mi	3/2.0	1,284 (-0%)	14mo	$256,000	$199	67
403 Shaw St	0.22mi	3/2.0	1,442 (+12%)	9mo	$270,000	$187	62
4220 N Pin Oak Dr	0.62mi	3/2.0	1,300 (+1%)	12mo	$271,000	$208	59
514 Woods Dr	0.17mi	3/2.0	1,481 (+15%)	14mo	$340,000	$230	56
134 Fox St	0.51mi	3/1.5	1,250 (-3%)	16mo	$245,000	$196	56
872 Charter Oaks Dr	0.60mi	3/2.0	1,358 (+5%)	9mo	$269,500	$198	56
4426 Fox St	0.25mi	3/2.0	1,479 (+15%)	14mo	$275,000	$186	52
116 Sunrise Cir	0.58mi	2/1.0 (-1)	1,176 (-9%)	10mo	$135,000	$115	41

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-16,847
• Equity at exit: $38,752

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $17,701
• Equity at exit: $22,471

Cash invested: $72,772 (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 27317

• Home prices YoY: -15.3%
• Active inventory: 78
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,574 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $398

Break-even live

Break-even rent $2,071

Max offer price $259,900

Occupancy floor 80%

Sensitivity live

Price	-10% $545	-5% $471	+0% $398	+5% $324	+10% $251
Rent	-10% $194	-5% $296	+0% $398	+5% $499	+10% $601
Rate	-1.0pp $529	-0.5pp $464	base $398	+0.5pp $330	+1.0pp $262

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Woods Dr Randleman, NC	4.0	2.0	1800	$3,000	$1.67	16d	1	0.13mi
1125 N Main St Randleman, NC	3.0	1.0	1134	$1,400	$1.23	25d	1	0.44mi

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-04-27
   historical Due Diligence Period
3. 2026-04-03
   listed $259,900 Active
4. 2019-10-09
   soldstatus $150,000 Sold 313-char remark

   Show marketing remark (313 chars)

   Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

5. 2019-10-09
   soldstatus $150,000

   Show marketing remark (313 chars)

   Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

6. 2019-09-18
   status Pending 313-char remark

   Show marketing remark (313 chars)

   Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

7. 2019-08-23
   historical Due Diligence Period 313-char remark

   Show marketing remark (313 chars)

   Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

8. 2019-08-19
   listed $150,000 Active 313-char remark

   Show marketing remark (313 chars)

   Well maintained, one-level home. Fresh paint inside and out and new carpet. Wood flooring in main living areas. Dining area leads to back deck perfect for grilling out. Master bedroom with huge walk-in closet, ceiling fan and full bath. Rocking chair front porch. Large, level fenced back yard. Lots of parking.

9. 2011-09-13
   soldstatus $112,000
10. 2005-06-30
    soldstatus $119,000
11. 2002-01-11
    soldstatus $105,000

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$157/yr (+$13/mo · 8.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $30,887
• − Mortgage interest: −$14,558
• − Property taxes: −$1,974
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$7,561
• Taxable income: $553
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $4,639/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Randleman

• Score: 67/100
• State rank: #242
• US rank: #10980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Randleman, NC
• Population (ZIP): 17,769

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Serbian 7% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.66%
• Current HPI: 241.7323
• 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

+147.5% since first listed

11 events — show timeline

• 2026-05-14 Pending — Triad MLS
• 2026-04-27 Contingent — Triad MLS
• 2026-04-03 Listed $259,900 Triad MLS
• 2019-10-09 Sold (Public Records) $150,000 Public Records
• 2019-10-09 Sold (MLS) $150,000 Triad MLS
• 2019-09-18 Pending — Triad MLS
• 2019-08-23 Contingent — Triad MLS
• 2019-08-19 Listed $150,000 Triad MLS
• 2011-09-13 Sold (Public Records) $112,000 Public Records
• 2005-06-30 Sold (Public Records) $119,000 Public Records
• 2002-01-11 Sold (Public Records) $105,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,974 · +0.0% YoY. Source: county tax records.