127 College St · Thomasville, NC 27360

$75,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 86 Days on market

Built 1923 4,064 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

You must check this property out. Very unique was originally a store, also was used as a church and a radio station WEOM zoned RESIDENTIAL. MAKE IUT YOUR OWN DREAM

Key facts

• Zoned residential
• Unique
• 4,064 sq ft lot

Tags

• UNIQUE
• ZONED RESIDENTIAL

Property features AI

Finance

• Other: Building area approximately 1,680; Lot dimensions about 32 x 127
• HOA & community: No homeowners association; Subdivision: Asbury

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Residential stick/site-built house; One story; Built in 1923; Existing structure
• Construction: Block construction; Slab foundation
• Exterior features: City lot; Corner lot; Public maintained road

Interior

• Kitchen: Gas water heater
• Flooring: Concrete
• Bathrooms: One half bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Primary suite on main level; Attic with no access; Concrete flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: Thomasville Primary (math 37% / reading 27%, grade F, #908 of 1,410 statewide, top 67%, 743 students, 100% 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); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.92% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.44%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $223,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 School St	0.43mi	4/2.0 (+1)	1,649 (-2%)	0mo	$187,000	$113	67
212 Emma St	0.30mi	4/3.0 (+1)	1,634 (-3%)	2mo	$256,470	$157	67
204 E Guilford St	0.15mi	3/2.0	1,765 (+5%)	17mo	$235,000	$133	67
622 Cox Ave	0.44mi	4/2.5 (+1)	1,710 (+2%)	6mo	$260,000	$152	60
204 Ridgecrest St	0.47mi	3/1.0	1,653 (-2%)	18mo	$129,900	$79	60
21 Second Ave	0.56mi	3/2.0	1,606 (-4%)	6mo	$152,000	$95	57
705 Memorial Park Dr	0.59mi	3/2.5	1,644 (-2%)	12mo	$242,500	$148	53
11 Cramer St	0.45mi	3/2.0	1,477 (-12%)	11mo	$175,000	$118	46
6 Mock St	0.55mi	3/2.0	1,865 (+11%)	8mo	$361,000	$194	46
612 Cable St	0.46mi	3/2.0	1,880 (+12%)	16mo	$159,900	$85	41
200 Winston St	0.50mi	3/2.0	1,430 (-15%)	14mo	$225,000	$157	36
312 Woodlawn Dr	0.73mi	4/1.0 (+1)	1,475 (-12%)	9mo	$107,000	$73	33

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: 33.7%
• Equity multiple: 2.45×
• Total profit: $30,440
• Equity at exit: $11,183

10-year hold

• IRR: 41.3%
• Equity multiple: 5.15×
• Total profit: $87,161
• Equity at exit: $6,485

Cash invested: $21,000 (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 27360

• Rents YoY: 4.3%
• Active inventory: 311
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $638

Break-even live

Break-even rent $636

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $680	-5% $659	+0% $638	+5% $616	+10% $595
Rent	-10% $524	-5% $581	+0% $638	+5% $695	+10% $752
Rate	-1.0pp $675	-0.5pp $657	base $638	+0.5pp $618	+1.0pp $598

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	15d	1	0.70mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	25d	1	0.82mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$1,085	$1.05	15d	1	0.84mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	25d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 86 DOM
2. 2026-06-18
   days on market $75,000 Active 83 DOM
3. 2026-06-17
   days on market $75,000 Active 82 DOM
4. 2026-06-16
   days on market $75,000 Active 81 DOM
5. 2026-06-15
   days on market $75,000 Active 80 DOM
6. 2026-06-14
   days on market $75,000 Active 78 DOM
7. 2026-06-13
   days on market $75,000 Active 77 DOM
8. 2026-06-10
   days on market $75,000 Active 75 DOM
9. 2026-06-09
   days on market $75,000 Active 74 DOM
10. 2026-06-08
    days on market $75,000 Active 73 DOM
11. 2026-06-07
    days on market $75,000 Active 72 DOM
12. 2026-06-05
    days on market $75,000 Active 69 DOM
13. 2026-06-03
    days on market $75,000 Active 68 DOM
14. 2026-06-02
    days on market $75,000 Active 67 DOM
15. 2026-06-01
    days on market $75,000 Active 66 DOM
16. 2026-05-31
    days on market $75,000 Active 65 DOM
17. 2026-05-31
    days on market $75,000 Active 64 DOM
18. 2026-03-27
    listed $75,000 Active
19. 1988-09-01
    soldstatus $25,000

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,316
• − Mortgage interest: −$4,201
• − Property taxes: −$933
• − Insurance: −$375
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,182
• Taxable income: $6,854
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $6,006/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

+200.0% since first listed

2 events — show timeline

• 2026-03-27 Listed $75,000 Triad MLS
• 1988-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $933 · +0.0% YoY. Source: county tax records.