41 Peace Rd · Roxboro, NC 27573

$224,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 1 Days on market

Built 1965 7,405 sqft lot

---

Why this score? — see what drove the D 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 +9.3/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the charm of peaceful country living with the convenience of being just minutes from downtown Roxboro and right off Highway 501 for an easy commute to Durham. This inviting home offers a warm and comfortable feel while being completely updated in 2021, and the flooring was just updated this year, giving the home a fresh and modern touch. Outside, you'll love the chicken coop and garden area, perfect for anyone who enjoys outdoor living or a simple homestead lifestyle. Full of character and conveniently located, this property is ready to welcome its next owner! USDA eligible!

Key facts

• Garden area
• Updated in 2021
• Updated flooring

Tags

• GARDEN AREA
• UPDATED IN 2021
• UPDATED FLOORING

Property features AI

Finance

• Other: Lot size approximately 0.17 acre
• HOA & community: No association

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level
• Construction: HardiPlank-type siding
• Exterior features: Shingle roof; Slab foundation; No waterfront; Private maintained road

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (22.7% below list).
• Recommended offer: $173k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Roxboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 99 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (7.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $160k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $173,211 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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 D-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. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.08×
• Total profit: $67,903
• Equity at exit: $155,324

10-year hold

• IRR: 15.2%
• Equity multiple: 4.27×
• Total profit: $205,193
• Equity at exit: $295,135

Cash invested: $62,720 (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 27573

• Home prices YoY: 2.5%
• Active inventory: 99
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-164

Break-even live

Break-even rent $1,939

Max offer price $195,085

Occupancy floor —

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-27
   listed $224,000 Active

   Show marketing remark (587 chars)

   Enjoy the charm of peaceful country living with the convenience of being just minutes from downtown Roxboro and right off Highway 501 for an easy commute to Durham. This inviting home offers a warm and comfortable feel while being completely updated in 2021, and the flooring was just updated this year, giving the home a fresh and modern touch. Outside, you'll love the chicken coop and garden area, perfect for anyone who enjoys outdoor living or a simple homestead lifestyle. Full of character and conveniently located, this property is ready to welcome its next owner! USDA eligible!

2. 2026-05-27
   listed $224,000 Active 587-char remark

   Show marketing remark (587 chars)

   Enjoy the charm of peaceful country living with the convenience of being just minutes from downtown Roxboro and right off Highway 501 for an easy commute to Durham. This inviting home offers a warm and comfortable feel while being completely updated in 2021, and the flooring was just updated this year, giving the home a fresh and modern touch. Outside, you'll love the chicken coop and garden area, perfect for anyone who enjoys outdoor living or a simple homestead lifestyle. Full of character and conveniently located, this property is ready to welcome its next owner! USDA eligible!

3. 2025-02-28
   historical
4. 2025-01-13
   price $220,000
5. 2025-01-13
   price $220,000
6. 2024-11-06
   price $230,000
7. 2024-11-06
   price $230,000
8. 2024-10-11
   listed $235,000 Active
9. 2021-03-09
   soldstatus $160,000 Closed
10. 2021-02-02
    status Pending
11. 2021-01-28
    listed $169,900 Active

ⓘ 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: $3,168 · $264/mo
• Projected year-2 tax: $3,168 · $264/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,785
• − Mortgage interest: −$12,547
• − Property taxes: −$3,168
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,516
• Taxable loss: −$5,893
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $-550/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roxboro, NC
• City population: 11,954
• Population (ZIP): 11,954

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 11% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.01%
• Current HPI: 286.1496
• 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

+31.8% since first listed

11 events — show timeline

• 2026-05-27 Listed $224,000 Triad MLS
• 2026-05-27 Listed $224,000 TMLS
• 2025-02-28 Listing Removed — TMLS
• 2025-01-13 Price Changed $220,000 Triad MLS
• 2025-01-13 Price Changed $220,000 TMLS
• 2024-11-06 Price Changed $230,000 TMLS
• 2024-11-06 Price Changed $230,000 Triad MLS
• 2024-10-11 Listed $235,000 TMLS
• 2021-03-09 Sold (MLS) $160,000 TMLS
• 2021-02-02 Pending — TMLS
• 2021-01-28 Listed $169,900 TMLS

Property tax history

+13.6%/yr

Latest (2025): $3,168 · +29.9% YoY. Source: county tax records.