544 Little Pond Rd · Midway, NC 27127

$224,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 26 Days on market

Built 2003 0.99 ac lot Est $326k · 31% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet dead-end street in Northern Davidson County, this private property offers the perfect blend of comfort, space, and affordability. Thoughtfully updated with a new roof (2024), fresh interior paint, new blinds, and refreshed landscaping, the home is truly move-in ready. Enjoy peaceful mornings on the large front porch which is also perfect for entertaining. The property also features a spacious outbuilding ideal for storage, tools, or hobbies, plus an RV hookup with 30-amp service—perfect for guests or recreation. The HVAC system has been recently tuned, cleaned, and charged for added peace of mind. Conveniently located in a sought-after school district, adding to

Key facts

• 0.99 acre lot
• Built 2003
• Listed 26 days

Property features AI

Finance

• Other: Private maintained road
• Financial info: Annual tax amount listed (excluded per instructions)
• HOA & community: No homeowners association; Subdivision: Kimberly Village; Association listed as Winston-Salem (no active association)

Exterior

• Parking: Driveway with gravel
• Security: Security system; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential manufactured home (double wide); One-story; Built in 2003; Den fireplace with gas log
• Construction: Vinyl siding; Crawl space foundation; Shingle roof (not explicitly listed — inferred standard for manufactured homes)
• Exterior features: Exterior lighting; Cable available; Dead end, level and secluded lot in a subdivision; Subdivided lot

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range; Kitchen island; Electric water heater
• Bedrooms: Primary on main
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling); Electric heating
• Interior features: Primary bedroom located on the main level; Attic with no access; Insulated and storm doors; Storm windows; Built-in features; Ceiling fans; Deadbolts; Soaking tub; Kitchen island; Separate shower; Sound system; Vaulted ceilings
• Laundry & utility: Washer hookup on main level; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $207k (7.8% below list).
• Recommended offer: $207k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.7% in Midway — 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 60/100 on livability (#508 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Midway Elementary (math 58% / reading 53%, grade C, #293 of 1,410 statewide, top 21%, 498 students, 47% FRL); Oak Grove Middle (math 57% / reading 62%, grade B, #48 of 475 statewide, top 11%, 727 students, 37% FRL); Oak Grove High (math 72% / reading 71%, grade B+, #115 of 535 statewide, top 21%, 958 students, 30% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Davidson County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.2%/yr); 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $225k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $207,317 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $325,620
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Lori Ln	0.04mi	3/2.5	1,717 (+6%)	3mo	$345,000	$201	83
561 Lori Ln	0.04mi	3/2.0	1,493 (-8%)	7mo	$330,000	$221	79
1830 Eller Rd	0.41mi	3/2.0	1,668 (+3%)	0mo	$325,000	$195	76
1106 Crescent Ct	0.40mi	3/2.5	1,581 (-2%)	8mo	$292,500	$185	69
240 Midpines Dr	0.64mi	3/2.0	1,652 (+2%)	9mo	$285,000	$173	59
180 Woodwind Dr	0.27mi	3/2.0	1,449 (-11%)	14mo	$293,000	$202	58
162 Midpines Dr	0.71mi	3/1.5	1,536 (-5%)	8mo	$251,000	$163	50
6102 Hunters Ridge Dr	0.64mi	3/2.0	1,717 (+6%)	13mo	$312,000	$182	50
246 Sinkland Dr	0.68mi	3/1.5	1,521 (-6%)	12mo	$305,000	$201	46
175 Frances Ln	0.73mi	3/2.0	1,541 (-5%)	15mo	$312,000	$202	45
6201 Hunters Ridge Dr	0.73mi	3/2.0	1,401 (-14%)	21mo	$317,000	$226	26

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-19,834
• Equity at exit: $33,533

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-756
• Equity at exit: $19,445

Cash invested: $62,972 (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 27127

• Home prices YoY: -34.9%
• Rents YoY: 2.2%
• Active inventory: 40
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $289

Break-even live

Break-even rent $1,708

Max offer price $224,900

Occupancy floor 81%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Lois Ln Lexington, NC	3.0	2.0	1734	$2,155	$1.24	14d	1	1.27mi
6100 Radds St Lexington, NC	3.0	2.0	1690	$1,895	$1.12	23d	1	1.30mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-13
   historical Due Diligence Period
3. 2026-04-08
   listed $224,900 Active
4. 2003-06-09
   soldstatus $112,000
5. 1996-03-01
   soldstatus $10,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$931/yr (+$78/mo · 101.9%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $24,878
• − Mortgage interest: −$12,598
• − Property taxes: −$913
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$6,543
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $3,530/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Midway

• Score: 60/100
• State rank: #508
• US rank: #18622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway, NC
• County: Forsyth County · 397,191 people
• Metro: Winston-Salem, NC
• Population (ZIP): 41,443
• Household income: $61,926
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 975.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Black 27% Hispanic / Latino 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 19%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.06%
• Current HPI: 231.8755
• Rent YoY: ▲ 2.19%
• Metro: Winston-Salem, 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

+2149.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — Triad MLS
• 2026-04-13 Contingent — Triad MLS
• 2026-04-08 Listed $224,900 Triad MLS
• 2003-06-09 Sold (Public Records) $112,000 Public Records
• 1996-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $913 · +0.0% YoY. Source: county tax records.