281 Main St · Yanceyville, NC 27379

$139,900

4 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 39 Days on market

Built 1930 0.56 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 +21.5/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a wonderful investment property boasting a bonus room that could be used as a 4th bedroom and a couple sitting rooms that could be utilized in other ways. This home has been rented for 13 years, and the renters would like to stay. They are currently paying $1000 a month. High ceilings and many rooms. This home is set up to accommodate the Handicap or elderly. Home is located in the heart of the city in Yanceyville Nc. This home is in walking distance of the courthouse and downtown Yanceyville Nc.

Key facts

• Bonus room
• Sitting rooms
• 0.56 acre lot

Tags

• BONUS ROOM
• SITTING ROOMS
• WALKING DISTANCE COURTHOUSE
• WALKING DISTANCE DOWNTOWN

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1930
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public-maintained road access; Public water source

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning; Electric water heater
• Interior features: Primary bedroom located on the main level; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $209 ($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 $138k (1.4% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% in Yanceyville — 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 68/100 on livability (#179 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools F, amenities F, commute F.
• Caswell County Schools (rural): math 24% / reading 37% proficiency, ranked #146 of 178 in NC (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 54 units permitted in Caswell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($967 loan paydown + $8k appreciation (5.7% local appreciation)).
• Caswell County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 0.99% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.32×
• Total profit: $51,548
• Equity at exit: $85,656

10-year hold

• IRR: 19.4%
• Equity multiple: 4.62×
• Total profit: $141,717
• Equity at exit: $153,394

Cash invested: $39,172 (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 27379

• Home prices YoY: 2.8%
• Active inventory: 24
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $209

Break-even live

Break-even rent $1,115

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $139,900 Active 39 DOM
2. 2026-06-18
   days on market $139,900 Active 38 DOM
3. 2026-06-17
   days on market $139,900 Active 37 DOM
4. 2026-06-16
   days on market $139,900 Active 36 DOM
5. 2026-06-15
   price $139,900 Active 35 DOM
6. 2026-06-15
   days on market $149,000 Active 35 DOM
7. 2026-06-14
   days on market $149,000 Active 33 DOM
8. 2026-06-13
   days on market $149,000 Active 32 DOM
9. 2026-06-10
   days on market $149,000 Active 30 DOM
10. 2026-06-09
    days on market $149,000 Active 29 DOM
11. 2026-06-08
    days on market $149,000 Active 28 DOM
12. 2026-06-07
    days on market $149,000 Active 27 DOM
13. 2026-06-03
    days on market $149,000 Active 23 DOM
14. 2026-06-02
    days on market $149,000 Active 22 DOM
15. 2026-06-01
    days on market $149,000 Active 21 DOM
16. 2026-05-31
    days on market $149,000 Active 20 DOM
17. 2026-05-30
    days on market $149,000 Active 19 DOM
18. 2026-05-11
    listed $149,000 Active 509-char remark

    Show marketing remark (509 chars)

    This is a wonderful investment property boasting a bonus room that could be used as a 4th bedroom and a couple sitting rooms that could be utilized in other ways. This home has been rented for 13 years, and the renters would like to stay. They are currently paying $1000 a month. High ceilings and many rooms. This home is set up to accommodate the Handicap or elderly. Home is located in the heart of the city in Yanceyville Nc. This home is in walking distance of the courthouse and downtown Yanceyville Nc.

19. 2026-05-11
    listed $149,000 Active

    Show marketing remark (509 chars)

    This is a wonderful investment property boasting a bonus room that could be used as a 4th bedroom and a couple sitting rooms that could be utilized in other ways. This home has been rented for 13 years, and the renters would like to stay. They are currently paying $1000 a month. High ceilings and many rooms. This home is set up to accommodate the Handicap or elderly. Home is located in the heart of the city in Yanceyville Nc. This home is in walking distance of the courthouse and downtown Yanceyville Nc.

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$81/yr (+$7/mo · 7.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,561
• − Mortgage interest: −$7,837
• − Property taxes: −$1,066
• − Insurance: −$700
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,070
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,456/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: Caswell County Schools
• NCES district ID: 3700660
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $38,172
• Composite: 25.44/100
• National rank: #7452
• State rank: #146 of 178 in NC

Livability — Yanceyville

• Score: 68/100
• State rank: #179
• US rank: #9189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yanceyville, NC
• Population (ZIP): 4,143

Population outlook (Caswell County) Hauer SSP2

• Today (2025): 21,389 people
• By 2030: 20,297 · -5.1%
• By 2040: 17,848 · -16.6%
• By 2050: 15,578 · -27.2%
• By 2075: 11,939 · -44.2%
• By 2100: 8,930 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 41% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Italian 3% Subsaharan African 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 2%

Political lean MEDSL · Caswell

• 2024 margin: Strong R (+24.6) · D 37.4% · R 61.9%
• 2008→2024 swing: -27.7pp toward R · 2008: 3.1pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+18.5 2016: R+11.5 2012: R+2.7 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.74%
• Current HPI: 210.5496
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $149,000 DRRAR
• 2026-05-11 Listed $149,000 Triad MLS

Property tax history

+6.7%/yr

Latest (2025): $1,066 · +10.3% YoY. Source: county tax records.