1845 N Main St · Roxboro, NC 27573

$239,000

3 bd · 2.0 ba · 1,146 sqft · Other public records · 37 Days on market

Built 2024 10,019 sqft lot ↓ 20% since listing

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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).

• Appreciation +8.5/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Built in 2024, this beautifully designed 3-bedroom, 2-bath home offer modern comfort with stylish open-concept layout perfect for everyday living and entertaining. The kitchen features elegant quartz countertops, stainless steel appliance, ample workspace for cooking and gathering. A dedicated laundry room adds convenience, while the durable metal roof provides long-lasting appeal and low maintenance. Connected to city utilities, this move-in ready home combines quality construction with contemporary finishes in a functional and inviting design.

Key facts

• City utilities
• Quartz countertops
• Metal roof

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCE
• DEDICATED LAUNDRY ROOM
• METAL ROOF
• CITY UTILITIES

Property features AI

Finance

• Other: County: Person
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: One-story house; Entry level: 1; Site-built home; HardiPlank-type siding; Facing direction not specified
• Construction: HardiPlank-type exterior; Block foundation; Metal roof; Built as site-built house
• Exterior features: Public-maintained road access; Lot of approximately 0.23 acres

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating and cooling; Electric heat; Forced air; Heat pump; Ceiling fans
• Interior features: Dishwasher; Electric range; Refrigerator; Luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (27.3% below list).
• Recommended offer: $174k (27.3% below list) — sets the bar for 1% rule.

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 $18k of equity ($2k loan paydown + $17k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $190k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,773 (27.3% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 11.5

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: 13.8%
• Equity multiple: 1.98×
• Total profit: $65,821
• Equity at exit: $165,726

10-year hold

• IRR: 14.0%
• Equity multiple: 4.06×
• Total profit: $204,649
• Equity at exit: $314,899

Cash invested: $66,920 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-279

Break-even live

Break-even rent $2,091

Max offer price $198,647

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-196	+0% $-279	+5% $-361	+10% $-444
Rent	-10% $-416	-5% $-348	+0% $-279	+5% $-210	+10% $-142
Rate	-1.0pp $-159	-0.5pp $-218	base $-279	+0.5pp $-341	+1.0pp $-404

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $239,000 Active 37 DOM
2. 2026-06-21
   days on market $239,000 Active 36 DOM
3. 2026-06-18
   days on market $239,000 Active 34 DOM
4. 2026-06-17
   days on market $239,000 Active 33 DOM
5. 2026-06-16
   days on market $239,000 Active 32 DOM
6. 2026-06-15
   days on market $239,000 Active 31 DOM
7. 2026-06-13
   days on market $239,000 Active 29 DOM
8. 2026-06-12
   days on market $239,000 Active 28 DOM
9. 2026-06-09
   days on market $239,000 Active 25 DOM
10. 2026-06-08
    days on market $239,000 Active 24 DOM
11. 2026-06-07
    days on market $239,000 Active 23 DOM
12. 2026-06-05
    days on market $239,000 Active 21 DOM
13. 2026-06-04
    days on market $239,000 Active 19 DOM
14. 2026-06-02
    days on market $239,000 Active 18 DOM
15. 2026-06-01
    days on market $239,000 Active 17 DOM
16. 2026-05-31
    days on market $239,000 Active 16 DOM
17. 2026-05-15
    listed $239,000 Active
18. 2025-07-01
    soldstatus $190,000
19. 2025-05-19
    historical
20. 2025-04-20
    price $239,900
21. 2025-02-18
    price $249,900
22. 2025-01-17
    price $259,900
23. 2024-11-20
    price $269,900
24. 2024-10-25
    price $279,900
25. 2024-09-03
    listed $299,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,953
• Taxable loss: −$7,604
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-1,521/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

-20.3% since first listed

9 events — show timeline

• 2026-05-15 Listed $239,000 TMLS
• 2025-07-01 Sold (Public Records) $190,000 Public Records
• 2025-05-19 Listing Removed — TMLS
• 2025-04-20 Price Changed $239,900 TMLS
• 2025-02-18 Price Changed $249,900 TMLS
• 2025-01-17 Price Changed $259,900 TMLS
• 2024-11-20 Price Changed $269,900 TMLS
• 2024-10-25 Price Changed $279,900 TMLS
• 2024-09-03 Listed $299,900 TMLS