533 Thornton Rd · Mayodan, NC 27027

$119,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 16 Days on market

Built 1988 Poor condition 5.00 ac 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special on 5 Acres in Mayodan! Bring your vision and transform this secluded 2-bedroom, 1-bath home situated on approximately 5 acres in rural Mayodan. Nestled among mature trees with plenty of privacy, this property offers a rare opportunity for renovation, recreation, or a potential homestead. The home is in need of a complete overhaul and is being sold as-is. With acreage, seclusion, and endless possibilities, this property is ready for its next chapter. Conveniently located while still offering a peaceful country setting. Approximately 5 acres will be surveyed from the larger 32-acre parcel at closing.

Key facts

• Privacy
• Secluded
• 5 acres

Tags

• 5 ACRES
• SECLUDED
• MATURE TREES
• PRIVACY
• PEACEFUL COUNTRY SETTING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: See remarks for parking details
• Utilities: Septic tank sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One-story
• Construction: Built in 1988; Block construction
• Exterior features: No fencing; 5-acre lot; Private water source; Publicly maintained road access

Interior

• Kitchen: Electric water heater (serves kitchen); Kitchen located on the main level
• Bedrooms: Bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No central cooling listed
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.7% in Mayodan — 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 (#523 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: crime C-, schools F, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,101 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.6

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,666
• Equity at exit: $17,877

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $12,842
• Equity at exit: $10,367

Cash invested: $33,572 (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 27027

• Home prices YoY: -6.3%
• Active inventory: 25
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $216

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $299	-5% $257	+0% $216	+5% $174	+10% $133
Rent	-10% $111	-5% $164	+0% $216	+5% $268	+10% $320
Rate	-1.0pp $276	-0.5pp $246	base $216	+0.5pp $185	+1.0pp $153

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $119,900 Active 16 DOM
2. 2026-06-17
   days on market $119,900 Active 15 DOM
3. 2026-06-16
   days on market $119,900 Active 14 DOM
4. 2026-06-15
   days on market $119,900 Active 13 DOM
5. 2026-06-14
   days on market $119,900 Active 11 DOM
6. 2026-06-13
   days on market $119,900 Active 10 DOM
7. 2026-06-10
   days on market $119,900 Active 8 DOM
8. 2026-06-09
   days on market $119,900 Active 7 DOM
9. 2026-06-08
   days on market $119,900 Active 6 DOM
10. 2026-06-07
    days on market $119,900 Active 5 DOM
11. 2026-06-03
    remarks 623-char remark
12. 2026-06-03
    listed $119,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,864
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,488
• Taxable income: $723
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,416/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including structural repairs, new cabinets, flooring, and siding. Painting and new appliances will significantly enhance its resale and rental value.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — No kitchen functionality
• Major Missing fixtures — No bathroom functionality
• Major Missing siding — Exterior damage

Value-add opportunities

• Resale New kitchen cabinets — Improves functionality and aesthetics
• Resale New flooring — Enhances overall appearance
• Resale New siding — Improves curb appeal
• Resale Painting — Enhances curb appeal and interior aesthetics
• Both New kitchen appliances — Improves functionality and aesthetics
• Both New bathroom fixtures — Improves functionality and aesthetics
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · No kitchen functionality	Major	$15,000–50,000
Missing fixtures · No bathroom functionality	Major	$15,000–50,000
Missing siding · Exterior damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New kitchen cabinets — Improves functionality and aesthetics ↑
• Resale New flooring — Enhances overall appearance ↑
• Resale New siding — Improves curb appeal ↑
• Resale Painting — Enhances curb appeal and interior aesthetics ↑
• Both New kitchen appliances — Improves functionality and aesthetics ↑
• Both New bathroom fixtures — Improves functionality and aesthetics ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Mayodan

• Score: 60/100
• State rank: #523
• US rank: #19383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,950

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.45%
• Current HPI: 242.6839
• 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

• 2026-06-02 Listed $119,900 Triad MLS