4762 Old Allensville Rd · Roxboro, NC 27574

$230,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 188 Days on market

Built 2005 1.10 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

Key facts

• Spacious lot
• Outdoor living
• 1.1 acre lot

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• MINUTES FROM TOWN CONVENIENCES
• SERENE NORTH CAROLINA SETTING

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Detached carport; Driveway; Gravel parking
• Utilities: Well water; Perc test on file for sewer
• Home design: Manufactured home; One story
• Construction: Vinyl siding; Shingle roof; Built as a manufactured house
• Exterior features: Deck; Private entrance; Above-ground pool; Lot approximately 1.1 acres; Paved public road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Bathtub/shower combination; Ceiling fan(s); Double vanity; Dual closets; Entrance foyer
• Laundry & utility: Washer/Dryer included; Washer hookup; Electric dryer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.5% in Roxboro — 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 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: 128 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 $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $173,083
• Equity at exit: $207,202

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $471,904
• Equity at exit: $446,839

Cash invested: $64,400 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 128
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,737 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $752

Break-even live

Break-even rent $1,785

Max offer price $230,000

Occupancy floor 68%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $230,000 Active 188 DOM
2. 2026-06-17
   days on market $230,000 Active 187 DOM
3. 2026-06-16
   days on market $230,000 Active 186 DOM
4. 2026-06-15
   days on market $230,000 Active 185 DOM
5. 2026-06-13
   days on market $230,000 Active 183 DOM
6. 2026-06-12
   days on market $230,000 Active 182 DOM
7. 2026-06-09
   days on market $230,000 Active 179 DOM
8. 2026-06-08
   days on market $230,000 Active 178 DOM
9. 2026-06-07
   days on market $230,000 Active 177 DOM
10. 2026-06-05
    days on market $230,000 Active 175 DOM
11. 2026-06-04
    days on market $230,000 Active 173 DOM
12. 2026-06-02
    days on market $230,000 Active 172 DOM
13. 2026-06-01
    price $230,000 Active 171 DOM
14. 2026-06-01
    days on market $235,000 Active 171 DOM
15. 2026-05-31
    days on market $235,000 Active 170 DOM
16. 2026-03-09
    price $235,000
17. 2026-01-03
    status Active
18. 2026-01-03
    price $239,900
19. 2025-12-10
    status Pending
20. 2025-11-19
    listed $249,900 Active
21. 2024-07-29
    soldstatus $200,000 Sold 578-char remark

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

22. 2024-07-29
    soldstatus $200,000

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

23. 2024-06-27
    status Pending 578-char remark

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

24. 2024-06-15
    status Active 578-char remark

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

25. 2024-05-22
    status Pending 578-char remark

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

26. 2024-05-17
    listed $199,900 Active 578-char remark

    Show marketing remark (578 chars)

    Welcome Home! Charming 3 bedroom 2 bath home on over 1 acre of land and strategically located for hassle-free commutes to work, school or shopping. This desired split bedroom concept comes complete with a luxurious soaker tub in the primary bath and a seperate shower. Roof installed in 2018 and new heat pump installed 3 years ago. Enjoy cozy winter evenings by the wood burning fireplace OR enjoy the summer months relaxing and entertaining by the pool. Convenient covered parking to protect your vehicles from the elements. This home has it all, schedule your showing today!

27. 2019-03-19
    soldstatus $124,500
28. 2019-03-18
    soldstatus $124,500 Closed 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

29. 2019-03-18
    soldstatus $124,500 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

30. 2019-02-08
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

31. 2019-01-09
    status Active 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

32. 2019-01-03
    historical Contingent 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

33. 2018-12-12
    listed $126,500 Active 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

34. 2018-12-12
    listed $126,500 297-char remark

    Show marketing remark (297 chars)

    Updated manufactured home with 3 bedrooms and 2 baths near Roxboro on 1.1 flat acre lot. New carpet, laminate flooring, stainless steel kitchen appliances and interior paint. Kitchen with separate dining room area. Family room with fireplace. Great starter home or investment property. MUST SEE!!

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$590/yr (+$49/mo · 45.5%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $32,838
• − Mortgage interest: −$12,884
• − Property taxes: −$1,296
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − Depreciation: −$6,691
• Taxable income: $5,564
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $7,687/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

• City population: 11,954
• Population (ZIP): 14,163

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.68%
• Current HPI: 276.8767
• 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

+85.8% since first listed

19 events — show timeline

• 2026-03-09 Price Changed $235,000 TMLS
• 2026-01-03 Relisted — TMLS
• 2026-01-03 Price Changed $239,900 TMLS
• 2025-12-10 Pending — TMLS
• 2025-11-19 Listed $249,900 TMLS
• 2024-07-29 Sold (Public Records) $200,000 Public Records
• 2024-07-29 Sold (MLS) $200,000 TMLS
• 2024-06-27 Pending — TMLS
• 2024-06-15 Relisted — TMLS
• 2024-05-22 Pending — TMLS
• 2024-05-17 Listed $199,900 TMLS
• 2019-03-19 Sold (Public Records) $124,500 Public Records
• 2019-03-18 Sold (MLS) $124,500 AMLSNC
• 2019-03-18 Sold (MLS) $124,500 TMLS
• 2019-02-08 Pending — TMLS
• 2019-01-09 Relisted — TMLS
• 2019-01-03 Contingent — TMLS
• 2018-12-12 Listed $126,500 AMLSNC
• 2018-12-12 Listed $126,500 TMLS

Property tax history

+5.6%/yr

Latest (2025): $1,296 · +41.4% YoY. Source: county tax records.