419 S Pearl St · Troy, NC 27371

$149,900

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 48 Days on market

Built 1959 6,098 sqft lot Est $203k · 26% under ↓ 9% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 1959 ranch-style home offers a nostalgic blend of mid-century character and functional living space in the heart of Troy. The exterior features classic accented red brick and vintage awnings, creating an inviting first impression. Inside, the home boasts a versatile layout including both a formal living room and a cozy family room or den, highlighted by warm wood-paneled walls, a brick accent wall, and a traditional wood-burning stove—perfect for creating a snug atmosphere during cooler months. The kitchen is a retro enthusiast's dream, showcasing original knotty pine cabinetry with unique decorative hardware, ample counter space, and integrated appliances that maintain

Key facts

• Vintage awnings
• Cozy family room
• Formal living room

Tags

• MID-CENTURY CHARACTER
• CLASSIC ACCENTED RED BRICK
• VINTAGE AWNINGS
• FORMAL LIVING ROOM
• COZY FAMILY ROOM
• WOOD-PANELED WALLS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with exterior-only entry (good for storage or shop); Driveway parking; 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level; City zoning
• Construction: Site-built construction; Partial brick and block exterior; Crawl space and slab foundation; Shingle roof
• Exterior features: Covered front porch; Patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Wall oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 5 total rooms; Living room fireplace; Bath grab bars (accessibility)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $225 ($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 $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#181 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (6.6% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $202,520
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 S Main St	0.24mi	2/1.0	1,192 (-2%)	20mo	$170,000	$143	69
415 W Main St	0.40mi	2/1.0	1,123 (-8%)	10mo	$30,000	$27	60
502 Perry St	0.36mi	3/1.5 (+1)	1,165 (-4%)	16mo	$190,000	$163	56
211 W Roswell St	0.70mi	3/2.0 (+1)	1,196 (-2%)	13mo	$199,000	$166	44
306 W Roswell St	0.75mi	3/2.0 (+1)	1,102 (-10%)	3mo	$192,000	$174	38
522 Perry St	0.45mi	3/2.0 (+1)	1,043 (-14%)	12mo	$178,500	$171	36
205 W Roswell St	0.69mi	3/2.0 (+1)	1,067 (-12%)	6mo	$225,000	$211	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $95,877
• Equity at exit: $135,042

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $270,940
• Equity at exit: $291,223

Cash invested: $41,972 (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 27371

• Home prices YoY: 13.6%
• Active inventory: 48
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $225

Break-even live

Break-even rent $1,116

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 S Main St Troy, NC	2.0	1.0	1192	$1,400	$1.17	23d	1	0.25mi

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 48 DOM
2. 2026-06-17
   days on market $149,900 Active 47 DOM
3. 2026-06-16
   days on market $149,900 Active 46 DOM
4. 2026-06-15
   days on market $149,900 Active 45 DOM
5. 2026-06-14
   days on market $149,900 Active 43 DOM
6. 2026-06-13
   days on market $149,900 Active 42 DOM
7. 2026-06-10
   days on market $149,900 Active 40 DOM
8. 2026-06-09
   days on market $149,900 Active 39 DOM
9. 2026-06-08
   days on market $149,900 Active 38 DOM
10. 2026-06-07
    days on market $149,900 Active 37 DOM
11. 2026-06-05
    days on market $149,900 Active 34 DOM
12. 2026-06-03
    days on market $149,900 Active 33 DOM
13. 2026-06-02
    days on market $149,900 Active 32 DOM
14. 2026-06-01
    days on market $149,900 Active 31 DOM
15. 2026-05-31
    days on market $149,900 Active 30 DOM
16. 2026-05-31
    days on market $149,900 Active 29 DOM
17. 2026-05-01
    listed $149,900 Active
18. 2025-11-07
    price $155,000
19. 2025-09-17
    listed $163,900 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: $393 · $33/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$836/yr (+$70/mo · 212.7%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$8,397
• − Property taxes: −$393
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,361
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,645/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Troy

• Score: 68/100
• State rank: #181
• US rank: #9235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, NC
• Population (ZIP): 7,842

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.24%
• Current HPI: 328.2084
• 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

-8.5% since first listed

3 events — show timeline

• 2026-05-01 Listed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-17 Listed $163,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2024): $393 · +0.0% YoY. Source: county tax records.