140 E Carroll Ave · Denton, NC 27239

$150,000

6 bd · 1.0 ba · 1,668 sqft · SingleFamily public records · 40 Days on market

Built 1924 0.62 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

Key facts

• Extra storage
• Great yard
• Good location

Tags

• PARTIALLY RENOVATED
• EXTRA STORAGE
• GREAT YARD
• GOOD LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Electric water heater; Public water; Public sewer; Electric service
• Home design: Residential stick/site-built house; Two levels; Built in 1924
• Construction: Aluminum and vinyl siding; Crawl space foundation
• Exterior features: Public-maintained road access; Public water source; Public sewer

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.2% in Denton — 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 72/100 on livability (#97 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute 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: 127 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 $1k 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 40 days — a 3% lower offer ($146k) 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 $18k; list at $150k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $145,500 (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. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,595
• Equity at exit: $22,365

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $25,553
• Equity at exit: $12,969

Cash invested: $42,000 (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 27239

• Home prices YoY: -7.3%
• Active inventory: 127
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $762/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $342

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $427	-5% $384	+0% $342	+5% $299	+10% $257
Rent	-10% $216	-5% $279	+0% $342	+5% $404	+10% $467
Rate	-1.0pp $417	-0.5pp $380	base $342	+0.5pp $303	+1.0pp $263

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $150,000 Pending 40 DOM
2. 2026-06-15
   days on market $150,000 Due Diligence Period 40 DOM
3. 2026-06-14
   days on market $150,000 Due Diligence Period 38 DOM
4. 2026-06-13
   days on market $150,000 Due Diligence Period 37 DOM
5. 2026-06-10
   days on market $150,000 Due Diligence Period 35 DOM
6. 2026-06-09
   days on market $150,000 Due Diligence Period 34 DOM
7. 2026-06-08
   days on market $150,000 Due Diligence Period 33 DOM
8. 2026-06-07
   days on market $150,000 Due Diligence Period 32 DOM
9. 2026-06-05
   statusdays on market $150,000 Due Diligence Period 29 DOM
10. 2026-06-03
    days on market $150,000 Active 28 DOM
11. 2026-06-02
    days on market $150,000 Active 27 DOM
12. 2026-06-01
    days on market $150,000 Active 26 DOM
13. 2026-05-31
    days on market $150,000 Active 25 DOM
14. 2026-05-31
    days on market $150,000 Active 24 DOM
15. 2026-05-06
    listed $150,000 Active
16. 2019-11-05
    soldstatus $18,000 Sold 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

17. 2019-10-15
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

18. 2019-10-09
    price $26,000 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

19. 2019-07-01
    price $39,000 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

20. 2019-06-03
    price $49,900 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

21. 2019-05-06
    price $59,000 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

22. 2019-04-22
    listed $65,000 Active 281-char remark

    Show marketing remark (281 chars)

    Original hardwood floors throughout 1st floor, Home needs lots of work, Sold As Is. Needs bringing back to original. Large laundry room and bath room space. Square footage upper level not heated, has bedrooms- Needs bath room and laundry room, former tenant destroyed. Sold As Is.

ⓘ 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: $762 · $63/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$468/yr (+$39/mo · 61.4%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $19,053
• − Mortgage interest: −$8,402
• − Property taxes: −$762
• − Insurance: −$750
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,364
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,686/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 — Denton

• Score: 72/100
• State rank: #97
• US rank: #6391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denton, NC
• Population (ZIP): 8,409

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Serbian 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -19.65%
• Current HPI: 248.3011
• 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

+130.8% since first listed

8 events — show timeline

• 2026-05-06 Listed $150,000 Triad MLS
• 2019-11-05 Sold (MLS) $18,000 Triad MLS
• 2019-10-15 Pending — Triad MLS
• 2019-10-09 Price Changed $26,000 Triad MLS
• 2019-07-01 Price Changed $39,000 Triad MLS
• 2019-06-03 Price Changed $49,900 Triad MLS
• 2019-05-06 Price Changed $59,000 Triad MLS
• 2019-04-22 Listed $65,000 Triad MLS

Property tax history

-5.6%/yr

Latest (2025): $762 · +0.0% YoY. Source: county tax records.