211 Broad St · Thomasville, NC 27360

$60,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 16 Days on market

Built 1926 6,534 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! This home has previously been a rental. It needs some TLC priced below tax value. The upstairs is not heated or cooled but could be used as 2 additional bedrooms

Key facts

• 6,534 sq ft lot
• Built 1926
• Listed 16 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick-built house; One story; Built in 1926; Fireplace in the living room
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water; Public maintained road; Lot dimensions approximately 50 x 144

Interior

• Kitchen: Electric water heater
• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating (circulator); Window unit(s) for cooling
• Interior features: Primary bedroom on main level; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% 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+, employment F.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty Drive Elementary (math 15% / reading 24%, grade F, #1,242 of 1,410 statewide, top 90%, 357 students, 99% FRL); Thomasville Middle (math 21% / reading 25%, grade F, #406 of 475 statewide, top 86%, 494 students, 99% FRL); Thomasville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 634 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $60k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 2.27% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.22%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $210,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 E Sunrise Ave	0.20mi	3/1.5	1,150 (-3%)	1mo	$190,000	$165	83
200 Royal Oaks St	0.12mi	2/1.0 (-1)	1,032 (-13%)	4mo	$163,300	$158	64
208 Warner St	0.27mi	2/2.0 (-1)	1,081 (-9%)	3mo	$182,500	$169	62
16 W Colonial Dr	0.62mi	3/2.0	1,220 (+3%)	2mo	$250,000	$205	60
916 Liberty Dr	0.66mi	3/1.0	1,144 (-3%)	5mo	$100,000	$87	59
306 Lakeshore Dr	0.71mi	3/2.0	1,226 (+4%)	1mo	$275,000	$224	56
300 Center St	0.53mi	3/2.0	1,107 (-6%)	8mo	$205,000	$185	54
307 Fisher Ferry St	0.59mi	3/2.0	1,118 (-6%)	6mo	$224,900	$201	54
500 Pontiac Dr	0.52mi	2/1.0 (-1)	1,331 (+12%)	3mo	$135,000	$101	48
912 Alice Dr	0.57mi	2/1.0 (-1)	1,066 (-10%)	8mo	$190,000	$178	45
715 Dillon St	0.74mi	3/2.0	1,097 (-7%)	6mo	$215,000	$196	44
17 Fisher Ferry St	0.69mi	3/2.0	1,316 (+11%)	7mo	$102,500	$78	40

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: 45.0%
• Equity multiple: 2.99×
• Total profit: $33,380
• Equity at exit: $8,946

10-year hold

• IRR: 51.5%
• Equity multiple: 6.36×
• Total profit: $90,104
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$315
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $647

Break-even live

Break-even rent $543

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	14d	1	0.26mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	23d	1	0.39mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	23d	1	0.45mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	23d	1	0.67mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	23d	1	0.98mi
201 Arthur Dr Unit I Thomasville, NC	2.0	1.0	875	$895	$1.02	19d	1	0.98mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	23d	1	1.28mi

Listing history 14 events

1. 2026-06-18
   status $60,000 Pending 16 DOM
2. 2026-06-17
   days on market $60,000 Due Diligence Period 16 DOM
3. 2026-06-16
   days on market $60,000 Due Diligence Period 15 DOM
4. 2026-06-15
   days on market $60,000 Due Diligence Period 14 DOM
5. 2026-06-14
   days on market $60,000 Due Diligence Period 12 DOM
6. 2026-06-13
   days on market $60,000 Due Diligence Period 11 DOM
7. 2026-06-10
   days on market $60,000 Due Diligence Period 9 DOM
8. 2026-06-09
   days on market $60,000 Due Diligence Period 8 DOM
9. 2026-06-08
   days on market $60,000 Due Diligence Period 7 DOM
10. 2026-06-07
    statusdays on market $60,000 Due Diligence Period 6 DOM
11. 2026-06-05
    days on market $60,000 Active 3 DOM
12. 2026-06-03
    days on market $60,000 Active 2 DOM
13. 2026-06-02
    remarks 182-char remark
14. 2026-06-02
    listed $60,000 Active 1 DOM

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $16,349
• − Mortgage interest: −$3,361
• − Property taxes: −$1,075
• − Insurance: −$300
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$1,745
• Taxable income: $7,252
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $6,024/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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 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

+650.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $60,000 Triad MLS
• 1979-08-01 Sold (Public Records) $8,000 Public Records
• 1979-08-01 Sold (Public Records) $16,000 Public Records
• 1979-08-01 Sold (Public Records) $8,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,075 · +0.0% YoY. Source: county tax records.