939 Galloway St · Eden, NC 27288

$79,700

3 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 62 Days on market

Built 1912 7,405 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 +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Farmhouse Style Home built in 1912 but lovingly maintained w/ tons of space and NEW ROOF in 2017!! All electric, new hot water heater, and new laminate flooring throughout main level. Home features 2 bedrooms downstairs w/ a 3rd bedroom, loft and bonus area upstairs. Super cozy home on corner lot. Storage building conveys.

Key facts

• 7,405 sq ft lot
• Built 1912
• Listed 61 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public water; Electric water heater
• Home design: Residential stick/site-built house; One-and-a-half stories; Built in 1912
• Construction: Vinyl siding; Wood siding; Crawl space foundation
• Exterior features: No fencing; Public-maintained road; Storage structure on the property; Public water

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedroom(s) located on the second level and main level (includes bonus room on second level)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air electric heating
• Interior features: Primary bedroom located on the main level; Attic with no access; Six total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leaksville-Spray Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 404 students, 99% FRL); J E Holmes Middle (math 31% / reading 37%, grade F, #294 of 475 statewide, top 63%, 627 students, 99% FRL); John M Morehead High (math 22% / reading 47%, grade F, #427 of 535 statewide, top 81%, 814 students, 64% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $551 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,918 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1912 — 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: 1.61% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $209,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Coleman St	0.50mi	3/1.0	1,814 (+3%)	9mo	$199,000	$110	64
615 S Hamilton St	0.21mi	3/2.0	1,940 (+10%)	7mo	$201,000	$104	64
308 Cedar St	0.53mi	4/2.0 (+1)	1,791 (+2%)	3mo	$236,000	$132	61
702 Hampton St	0.71mi	3/1.5	1,760 (-0%)	4mo	$219,000	$124	61
803 Mcconnell Ave	0.32mi	3/2.0	1,675 (-5%)	15mo	$199,000	$119	60
1111 Harris St	0.53mi	3/2.5	1,680 (-5%)	2mo	$200,000	$119	60
543 Henry St	0.32mi	3/2.0	1,907 (+8%)	10mo	$199,000	$104	59
1006 Irving Ave	0.55mi	3/1.5	1,699 (-4%)	10mo	$200,000	$118	58
1200 Center Church Rd	0.63mi	4/2.0 (+1)	1,813 (+3%)	2mo	$270,000	$149	55
332 Maple St	0.39mi	3/2.0	1,592 (-10%)	16mo	$225,000	$141	48
1142 Manning St	0.56mi	4/2.5 (+1)	1,968 (+12%)	1mo	$120,000	$61	43
1301 Washington St	0.72mi	3/2.0	1,687 (-4%)	15mo	$118,300	$70	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.78×
• Total profit: $17,454
• Equity at exit: $11,884

10-year hold

• IRR: 27.6%
• Equity multiple: 3.43×
• Total profit: $54,331
• Equity at exit: $6,891

Cash invested: $22,316 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $477

Break-even live

Break-even rent $678

Max offer price $79,700

Occupancy floor 58%

Sensitivity live

Price	-10% $522	-5% $499	+0% $477	+5% $454	+10% $432
Rent	-10% $375	-5% $426	+0% $477	+5% $527	+10% $578
Rate	-1.0pp $517	-0.5pp $497	base $477	+0.5pp $456	+1.0pp $435

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,700 Active 62 DOM
2. 2026-06-17
   days on market $79,700 Active 61 DOM
3. 2026-06-16
   days on market $79,700 Active 60 DOM
4. 2026-06-15
   days on market $79,700 Active 59 DOM
5. 2026-06-14
   days on market $79,700 Active 57 DOM
6. 2026-06-13
   days on market $79,700 Active 56 DOM
7. 2026-06-10
   days on market $79,700 Active 54 DOM
8. 2026-06-09
   days on market $79,700 Active 53 DOM
9. 2026-06-08
   days on market $79,700 Active 52 DOM
10. 2026-06-07
    days on market $79,700 Active 51 DOM
11. 2026-06-03
    days on market $79,700 Active 47 DOM
12. 2026-06-02
    days on market $79,700 Active 46 DOM
13. 2026-06-01
    days on market $79,700 Active 45 DOM
14. 2026-05-31
    days on market $79,700 Active 44 DOM
15. 2026-05-31
    days on market $79,700 Active 43 DOM
16. 2026-04-17
    listed $79,700 Active
17. 2022-12-09
    soldstatus $80,000 Closed 333-char remark

    Show marketing remark (333 chars)

    Charming Farmhouse Style Home built in 1912 but lovingly maintained w/ tons of space and NEW ROOF in 2017!! All electric, new hot water heater, and new laminate flooring throughout main level. Home features 2 bedrooms downstairs w/ a 3rd bedroom, loft and bonus area upstairs. Super cozy home on corner lot. Storage building conveys.

18. 2022-10-13
    status Pending 333-char remark

    Show marketing remark (333 chars)

    Charming Farmhouse Style Home built in 1912 but lovingly maintained w/ tons of space and NEW ROOF in 2017!! All electric, new hot water heater, and new laminate flooring throughout main level. Home features 2 bedrooms downstairs w/ a 3rd bedroom, loft and bonus area upstairs. Super cozy home on corner lot. Storage building conveys.

19. 2022-09-13
    price $75,000 333-char remark

    Show marketing remark (333 chars)

    Charming Farmhouse Style Home built in 1912 but lovingly maintained w/ tons of space and NEW ROOF in 2017!! All electric, new hot water heater, and new laminate flooring throughout main level. Home features 2 bedrooms downstairs w/ a 3rd bedroom, loft and bonus area upstairs. Super cozy home on corner lot. Storage building conveys.

20. 2022-07-01
    listed $90,000 Active 333-char remark

    Show marketing remark (333 chars)

    Charming Farmhouse Style Home built in 1912 but lovingly maintained w/ tons of space and NEW ROOF in 2017!! All electric, new hot water heater, and new laminate flooring throughout main level. Home features 2 bedrooms downstairs w/ a 3rd bedroom, loft and bonus area upstairs. Super cozy home on corner lot. Storage building conveys.

21. 2016-09-16
    soldstatus $49,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,373
• − Mortgage interest: −$4,464
• − Property taxes: −$1,011
• − Insurance: −$398
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,319
• Taxable income: $4,721
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,587/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

+62.7% since first listed

6 events — show timeline

• 2026-04-17 Listed $79,700 Triad MLS
• 2022-12-09 Sold (MLS) $80,000 Triad MLS
• 2022-10-13 Pending — Triad MLS
• 2022-09-13 Price Changed $75,000 Triad MLS
• 2022-07-01 Listed $90,000 Triad MLS
• 2016-09-16 Sold (Public Records) $49,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,011 · +0.0% YoY. Source: county tax records.