4077 Ramseur Julian Rd · Ramseur, NC 27298

$239,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 83 Days on market

Built 1972 1.17 ac lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

a beautifully refreshed property offering the perfect blend of comfort, space, and country charm. Set on just over one acre, this home provides plenty of room to relax, garden, or simply enjoy the peaceful surroundings. Inside, you’ll find recently updated paint throughout, along with brand-new flooring and plush carpet that add warmth and style to every room. The updates create a clean, move-in-ready space that’s both inviting and functional. Whether you’re looking for a quiet retreat or a place with room to grow, this property delivers. Don’t miss the opportunity to enjoy updated living on a spacious lot in a serene setting—schedule your showing today! Owner

Key facts

• Brand-new flooring
• Move-in-ready
• Plush carpet

Tags

• ONE ACRE
• UPDATED PAINT
• BRAND-NEW FLOORING
• PLUSH CARPET
• MOVE-IN-READY
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: Well water; Septic tank; Electric water heater; Propane gas for heating; Electric power (implied by electric water heater and central air)
• Home design: Manufactured home (double wide); One story; Built in 1972; Living room includes a fireplace
• Construction: Vinyl siding; Crawl space foundation; Shipped/existing manufactured structure
• Exterior features: Publicly maintained road access; Lot approximately 1.17 acres; No pool

Interior

• Kitchen: Kitchen on main level; Electric water heater
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating fuel
• Interior features: Primary bedroom located on the main level; Crawl space foundation
• Laundry & utility: Main-level laundry room (approx. 5ft 10in x 5ft 11in)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $17 ($207/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (23.8% below list).
• Recommended offer: $182k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#104 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; 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: 79 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $182,080 (23.8% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-37,743
• Equity at exit: $35,636

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-31,913
• Equity at exit: $20,664

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 27298

• Home prices YoY: -12.8%
• Active inventory: 79
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $17

Break-even live

Break-even rent $1,799

Max offer price $239,000

Occupancy floor 94%

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 16 events

1. 2026-06-18
   days on market $239,000 Active 83 DOM
2. 2026-06-17
   days on market $239,000 Active 82 DOM
3. 2026-06-16
   days on market $239,000 Active 81 DOM
4. 2026-06-15
   days on market $239,000 Active 80 DOM
5. 2026-06-14
   days on market $239,000 Active 78 DOM
6. 2026-06-10
   days on market $239,000 Active 75 DOM
7. 2026-06-09
   days on market $239,000 Active 74 DOM
8. 2026-06-08
   days on market $239,000 Active 73 DOM
9. 2026-06-07
   days on market $239,000 Active 72 DOM
10. 2026-06-05
    days on market $239,000 Active 69 DOM
11. 2026-06-03
    days on market $239,000 Active 68 DOM
12. 2026-06-02
    days on market $239,000 Active 67 DOM
13. 2026-06-01
    days on market $239,000 Active 66 DOM
14. 2026-05-31
    days on market $239,000 Active 65 DOM
15. 2026-05-31
    days on market $239,000 Active 64 DOM
16. 2026-03-27
    listed $239,000 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: $819 · $68/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,141/yr (+$95/mo · 139.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $21,850
• − Mortgage interest: −$13,388
• − Property taxes: −$819
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$6,953
• Taxable loss: −$4,001
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $1,167/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 — Ramseur

• Score: 71/100
• State rank: #104
• US rank: #6731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,507

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

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: ▼ -37.90%
• Current HPI: 257.7834
• 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

• 2026-03-27 Listed $239,000 Triad MLS

Property tax history

+10.6%/yr

Latest (2025): $819 · +0.0% YoY. Source: county tax records.