6574 Us Highway 311 · Randleman, NC 27350

$99,000

3 bd · None ba · 1,391 sqft · SingleFamily public records · 14 Days on market

Built 1950 0.34 ac 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This fixer upper offers excellent highway frontage and endless potential. Currently zoned RA, though the property may present additional opportunities for future use. Buyers are encouraged to independently verify all zoning and land-use possibilities. Cash only, sold As-Is. Agent related to seller.

Key facts

• Highway frontage
• Zoned ra
• Endless potential

Tags

• HIGHWAY FRONTAGE
• ZONED RA
• ENDLESS POTENTIAL

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer; No water heater listed
• Home design: Residential stick/site-built house; Two levels; Built in 1950; Existing structure
• Construction: See remarks for construction materials; Crawl space foundation; Building area reported as 1,391
• Exterior features: Public maintained road access; Lot size approximately 0.34 acre; Water source: Public and Well; No pool

Interior

• Kitchen: Kitchen on lower level
• Bedrooms: Living room located on lower level; Kitchen located on lower level
• Heating & cooling: No heating; No cooling; No fuel for heating
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 12.1% vs local median 3.7% in Randleman — 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 (#242 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $314,366
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2549 Mary Viola Dr	0.19mi	3/2.0	1,433 (+3%)	2mo	$324,000	$226	85

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $14,574
• Equity at exit: $14,761

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $52,009
• Equity at exit: $8,560

Cash invested: $27,720 (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 27350

• Home prices YoY: -11.7%
• Active inventory: 22
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $481

Break-even live

Break-even rent $745

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $99,000 Active 14 DOM
2. 2026-06-17
   days on market $99,000 Active 13 DOM
3. 2026-06-16
   days on market $99,000 Active 12 DOM
4. 2026-06-15
   days on market $99,000 Active 11 DOM
5. 2026-06-14
   days on market $99,000 Active 9 DOM
6. 2026-06-10
   days on market $99,000 Active 6 DOM
7. 2026-06-09
   days on market $99,000 Active 5 DOM
8. 2026-06-08
   days on market $99,000 Active 4 DOM
9. 2026-06-07
   days on market $99,000 Active 3 DOM
10. 2026-06-05
    remarks 319-char remark
11. 2026-06-05
    listed $99,000 Active 1 DOM

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$473/yr (+$39/mo · 139.8%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,252
• − Mortgage interest: −$5,546
• − Property taxes: −$339
• − Insurance: −$495
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,880
• Taxable income: $4,393
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,721/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Randleman

• Score: 67/100
• State rank: #242
• US rank: #10980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,110

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.79%
• Current HPI: 247.3879
• 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

1 event — show timeline

• 2026-06-04 Listed $99,000 Triad MLS

Property tax history

-3.6%/yr

Latest (2025): $339 · +3.0% YoY. Source: county tax records.