336 Dover Church Rd · Star, NC 27356

$169,900

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 29 Days on market

Built 1974 3.77 ac lot Est $170k · at est.

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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 +11.2/30.0
• ARV discount +7.4/15.0
• Appreciation +6.6/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If accepted, you are responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. SEE ADDEDNUM FOR ADDED OFFER INSTRUCTIONS. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1810643 Spacious 3-bedroom, 2-bath Dutch Colonial home on 3.7 acres in a peac

Key facts

• Formal dining
• Dutch colonial home
• 3.7 acres

Tags

• DUTCH COLONIAL HOME
• 3.7 ACRES
• DEN WITH FIREPLACE
• FORMAL DINING
• BREAKFAST AREAS
• SMALL POND

Property features AI

Finance

• Other: Property is on approximately 3.77 acres
• Financial info: Annual tax amount available
• HOA & community: No homeowners association

Exterior

• Parking: Detached 2-car garage
• Security: Deadbolt locks
• Utilities: Public water; Septic tank sewer; Electric water heater; Electric power available
• Home design: Residential stick/site-built house; Two levels; Built in 1974; Den with fireplace
• Construction: Masonite exterior; Crawl space foundation; One fireplace (in den)
• Exterior features: Cleared and partially cleared areas; Partially wooded; Level/flat terrain; Public maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on Main and Second levels
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; No central cooling (see remarks)
• Interior features: Pulldown attic stairs; Deadbolt locks
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-65 ($-780/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.6% below list).
• Recommended offer: $123k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#479 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, schools F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,974 (27.6% 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 1974 — 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. 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?
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: 0.72% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $169,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Dover Church Rd	0.00mi	3/2.0	1,766 (0%)	0mo	$169,900	$96	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.38×
• Total profit: $18,000
• Equity at exit: $78,244

10-year hold

• IRR: 9.3%
• Equity multiple: 2.42×
• Total profit: $67,677
• Equity at exit: $122,041

Cash invested: $47,572 (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 27356

• Home prices YoY: 0.9%
• Active inventory: 15
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-65

Break-even live

Break-even rent $1,312

Max offer price $158,420

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-17	+0% $-65	+5% $-113	+10% $-161
Rent	-10% $-162	-5% $-114	+0% $-65	+5% $-16	+10% $32
Rate	-1.0pp $21	-0.5pp $-22	base $-65	+0.5pp $-109	+1.0pp $-154

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-02
   historical Due Diligence Period
2. 2026-04-27
   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: $897 · $75/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$497/yr (+$41/mo · 55.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,757
• − Mortgage interest: −$9,517
• − Property taxes: −$897
• − Insurance: −$850
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,943
• Taxable loss: −$3,810
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $135/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Star

• Score: 61/100
• State rank: #479
• US rank: #17519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,112

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 27% Black 14% Two or more races 10%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 69% English-only · Spanish 30% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 350.0551
• 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

2 events — show timeline

• 2026-05-02 Contingent — Triad MLS
• 2026-04-27 Listed $169,900 Triad MLS

Property tax history

+2.0%/yr

Latest (2025): $897 · +0.0% YoY. Source: county tax records.