410 High Point St · Randleman, NC 27317

$65,000

4 bd · 1.0 ba · 1,542 sqft · SingleFamily public records · 118 Days on market

Built 1890 0.28 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Originally built in 1890, this 4-bedroom, 1-bath home sits on 0.28 acres in Randleman. The property is in need of renovation but offers potential beyond a tear-down. Best suited for investors or buyers seeking a true fixer-upper with long-term upside. Located near downtown Randleman, this property offers convenient access to local shops, schools, and major routes throughout Randolph County. Older homes with renovation potential in Randleman remain in demand among buyers seeking value-add opportunities. This property may appeal to investors, rehab buyers, or those searching for a historic home project in the Randleman real estate market. Call agent for more information.

Key facts

• 0.28 acre lot
• Built 1890
• Listed 118 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story
• Construction: Built in 1890; Wood siding; Crawl space foundation
• Exterior features: Barn(s) on the property; Public-maintained road access; Lot of about 0.28 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wood-burning fireplace in the living room; Wood fuel heating; Window air conditioning units
• Interior features: Primary bedroom on main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.6% vs local median 3.7% in Randleman — 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 67/100 on livability (#242 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $65k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 3.27% ✓
• Cap rate: 29.63%
• Cash-on-cash: 83.35%
• DSCR: 4.71
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $237,468
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Tabernacle St	0.58mi	3/1.0 (-1)	1,513 (-2%)	8mo	$150,000	$99	58
607 W Academy St	0.46mi	3/3.0 (-1)	1,663 (+8%)	2mo	$220,000	$132	51
109 E River Dr	0.43mi	3/1.0 (-1)	1,470 (-5%)	22mo	$85,000	$58	48
203 Church St	0.72mi	3/1.0 (-1)	1,376 (-11%)	4mo	$224,000	$163	40
332 Naomi St	0.74mi	3/2.0 (-1)	1,360 (-12%)	3mo	$210,000	$154	34
325 Rock St	0.58mi	3/2.0 (-1)	1,344 (-13%)	12mo	$245,500	$183	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.7%
• Equity multiple: 4.85×
• Total profit: $69,990
• Equity at exit: $9,692

10-year hold

• IRR: 86.9%
• Equity multiple: 10.05×
• Total profit: $164,663
• Equity at exit: $5,620

Cash invested: $18,200 (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 27317

• Home prices YoY: -15.3%
• Active inventory: 77
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,264

Break-even live

Break-even rent $526

Max offer price $65,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,301	-5% $1,282	+0% $1,264	+5% $1,246	+10% $1,227
Rent	-10% $1,096	-5% $1,180	+0% $1,264	+5% $1,348	+10% $1,432
Rate	-1.0pp $1,297	-0.5pp $1,281	base $1,264	+0.5pp $1,247	+1.0pp $1,230

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 N Main St Randleman, NC	3.0	1.0	1134	$1,400	$1.23	24d	1	0.92mi
518 Woods Dr Randleman, NC	4.0	2.0	1800	$3,000	$1.67	15d	1	1.29mi

Listing history 21 events

1. 2026-06-16
   status $65,000 Pending 118 DOM
2. 2026-06-15
   days on market $65,000 Due Diligence Period 118 DOM
3. 2026-06-14
   days on market $65,000 Due Diligence Period 116 DOM
4. 2026-06-10
   days on market $65,000 Due Diligence Period 113 DOM
5. 2026-06-09
   days on market $65,000 Due Diligence Period 112 DOM
6. 2026-06-08
   days on market $65,000 Due Diligence Period 111 DOM
7. 2026-06-07
   statusdays on market $65,000 Due Diligence Period 110 DOM
8. 2026-06-05
   days on market $65,000 Active 107 DOM
9. 2026-06-03
   days on market $65,000 Active 106 DOM
10. 2026-06-02
    days on market $65,000 Active 105 DOM
11. 2026-06-01
    days on market $65,000 Active 104 DOM
12. 2026-05-31
    days on market $65,000 Active 103 DOM
13. 2026-05-31
    days on market $65,000 Active 102 DOM
14. 2026-05-07
    price $65,000
15. 2026-05-06
    status Active
16. 2026-05-02
    status Pending
17. 2026-04-27
    historical Due Diligence Period
18. 2026-03-31
    price $90,500
19. 2026-02-13
    listed $110,000 Active
20. 2026-02-08
    historical $110,000
21. 1996-03-04
    soldstatus $22,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $25,513
• − Mortgage interest: −$3,641
• − Property taxes: −$571
• − Insurance: −$325
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$1,891
• Taxable income: $15,003
• Est. tax owed @ 24.0%: −$3,601
• After-tax cash flow: $11,568/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 — Randleman

• Score: 67/100
• State rank: #242
• US rank: #10980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Randleman, NC
• Population (ZIP): 17,769

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Serbian 7% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

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: ▼ -43.66%
• Current HPI: 241.7323
• 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

+195.5% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $65,000 Triad MLS
• 2026-05-06 Relisted — Triad MLS
• 2026-05-02 Pending — Triad MLS
• 2026-04-27 Contingent — Triad MLS
• 2026-03-31 Price Changed $90,500 Triad MLS
• 2026-02-13 Listed $110,000 Triad MLS
• 2026-02-08 Coming Soon $110,000 Triad MLS
• 1996-03-04 Sold (Public Records) $22,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $571 · +0.0% YoY. Source: county tax records.