6265 Burlington Rd · Sedalia, NC 27249

$125,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 185 Days on market

Built 1953 5,662 sqft lot

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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 +28.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOME HAS NOT BEEN OCCUPIED IN SEVERAL YEARS. THIS PROPERTY IS SOLD AS A PACKAGE WITH MLS#1188893 AND MLS# 1188972 , MLS#1188973 SELLER WILL NOT SPLIT PACKAGE 1188974,1188975,1188976,1188977

Key facts

• 5,662 sq ft lot
• Built 1953
• Listed 185 days

Property features AI

Finance

• Other: Lot number 9; Approximately 0.13 acres; Building area total listed as 728; Directions: Use GPS
• HOA & community: No homeowners association; Subdivision: Rock Creek

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story house; Stick/site-built residential structure; Built in 1953; Existing structure
• Construction: Frame construction
• Exterior features: City lot, cleared; No fencing; Well water; Septic tank

Interior

• Bathrooms: One full bathroom
• 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 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#453 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Guilford County Schools (urban): math 39% / reading 45% proficiency, ranked #99 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 215 active listings in the ZIP; solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Crime grade is D 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?
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: 1.14% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.3

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,540
• Equity at exit: $18,638

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $35,731
• Equity at exit: $10,808

Cash invested: $35,000 (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 27249

• Home prices YoY: -24.2%
• Active inventory: 215
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $390

Break-even live

Break-even rent $937

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 185 DOM
2. 2026-06-17
   days on market $125,000 Active 184 DOM
3. 2026-06-16
   days on market $125,000 Active 183 DOM
4. 2026-06-15
   days on market $125,000 Active 182 DOM
5. 2026-06-14
   days on market $125,000 Active 180 DOM
6. 2026-06-10
   days on market $125,000 Active 177 DOM
7. 2026-06-09
   days on market $125,000 Active 176 DOM
8. 2026-06-08
   days on market $125,000 Active 175 DOM
9. 2026-06-07
   days on market $125,000 Active 174 DOM
10. 2026-06-03
    days on market $125,000 Active 170 DOM
11. 2026-06-02
    days on market $125,000 Active 169 DOM
12. 2026-06-01
    days on market $125,000 Active 168 DOM
13. 2026-05-31
    days on market $125,000 Active 167 DOM
14. 2026-05-31
    days on market $125,000 Active 166 DOM
15. 2026-02-10
    status Active
16. 2026-02-01
    historical
17. 2026-01-16
    status Active
18. 2025-09-05
    status Pending
19. 2025-08-12
    historical Due Diligence Period
20. 2025-07-24
    listed $125,000 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: $389 · $32/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$636/yr (+$53/mo · 163.4%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$7,002
• − Property taxes: −$389
• − Insurance: −$625
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,636
• Taxable income: $2,768
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,018/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: Guilford County Schools
• NCES district ID: 3701920
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $46,315
• Composite: 35.78/100
• National rank: #4842
• State rank: #99 of 178 in NC

Livability — Sedalia

• Score: 62/100
• State rank: #453
• US rank: #16681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedalia, NC
• County: Guilford County · 487,190 people
• City population: 72
• Metro: Greensboro-High Point, NC
• Population (ZIP): 13,741
• Household income: $80,880
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 144.0

Population outlook (Guilford County) Hauer SSP2

• Today (2025): 584,596 people
• By 2030: 616,851 · +5.5%
• By 2040: 678,451 · +16.1%
• By 2050: 734,788 · +25.7%
• By 2075: 862,985 · +47.6%
• By 2100: 948,704 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 12% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 6% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Guilford

• 2024 margin: Strong D (+21.8) · D 60.2% · R 38.4% · Other 1.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 18.4pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+23.1 2016: D+20.0 2012: D+16.5 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.71%
• Current HPI: 224.3187
• Rent YoY: —
• Metro: Greensboro-High Point, 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

6 events — show timeline

• 2026-02-10 Relisted — Triad MLS
• 2026-02-01 Delisted — Triad MLS
• 2026-01-16 Relisted — Triad MLS
• 2025-09-05 Pending — Triad MLS
• 2025-08-12 Contingent — Triad MLS
• 2025-07-24 Listed $125,000 Triad MLS

Property tax history

+3.3%/yr

Latest (2025): $389 · -2.3% YoY. Source: county tax records.