112 Hobbs Ave · Thomasville, NC 27360

$120,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1911 6,534 sqft lot Est $176k · 32% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Property or Starter Home. Conveniently located near Downtown Thomasville. 2 bedroom / 1 bath home with laundry room. It would be a great rental property to add to a portfolio.

Key facts

• Laundry room
• 6,534 sq ft lot
• Built 1911

Tags

• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1911; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: City lot; No fencing; No pool; Public-maintained road access

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating; Electric heating fuel
• Interior features: Primary bedroom on the main level; 6 total rooms

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $114k (5.4% below list).
• Recommended offer: $114k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment F.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $120k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $113,578 (5.4% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.95% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $175,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Maple Ave	0.06mi	3/2.0 (+1)	1,050 (+1%)	7mo	$170,000	$162	81
107 College St	0.10mi	3/2.0 (+1)	1,120 (+8%)	2mo	$220,000	$196	72
615 Midland Ave	0.49mi	2/2.0	1,050 (+1%)	3mo	$165,000	$157	69
109 College St	0.10mi	3/2.0 (+1)	1,120 (+8%)	10mo	$226,000	$202	66
306 Griffith St	0.28mi	3/1.0 (+1)	969 (-7%)	8mo	$145,000	$150	64
503 Reid St	0.34mi	2/1.0	1,125 (+8%)	11mo	$77,500	$69	62
208 Warner St	0.65mi	2/2.0	1,081 (+4%)	3mo	$182,500	$169	57
513 Memorial Park Dr	0.48mi	3/1.0 (+1)	1,126 (+8%)	6mo	$100,000	$89	54
111 Tremont St	0.50mi	3/1.0 (+1)	995 (-4%)	14mo	$175,000	$176	53
603 Memorial Park Dr	0.49mi	3/2.0 (+1)	1,070 (+3%)	13mo	$206,500	$193	53
112 White St	0.30mi	3/2.0 (+1)	1,144 (+10%)	10mo	$190,000	$166	52
307 Turner St	0.67mi	3/2.0 (+1)	1,097 (+6%)	11mo	$218,000	$199	42

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,936
• Equity at exit: $17,892

10-year hold

• IRR: 5.5%
• Equity multiple: 1.43×
• Total profit: $14,482
• Equity at exit: $10,375

Cash invested: $33,600 (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 27360

• Rents YoY: 4.3%
• Active inventory: 307
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $173

Break-even live

Break-even rent $917

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $241	-5% $207	+0% $173	+5% $139	+10% $105
Rent	-10% $83	-5% $128	+0% $173	+5% $218	+10% $263
Rate	-1.0pp $233	-0.5pp $203	base $173	+0.5pp $142	+1.0pp $110

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	24d	1	0.35mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	24d	1	0.40mi
309 Woodlawn St Thomasville, NC	3.0	2.0	1340	$1,650	$1.23	15d	1	0.66mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	24d	1	0.84mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	24d	1	0.85mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	15d	1	0.94mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	24d	1	1.06mi
1311 Blair St Unit 1305-D Thomasville, NC	2.0	1.0	900	$1,075	$1.19	22d	1	1.14mi
1311 Blair St Apt 2A Thomasville, NC	2.0	1.5	1000	$1,249	$1.25	22d	1	1.15mi
1311 Blair St Apt 2B Thomasville, NC	2.0	1.5	1000	$1,075	$1.07	22d	1	1.15mi
1311 Blair St Thomasville, NC	2.0	1.0–1.5	950	$1,162	$1.22	15d	7	1.18mi

Listing history 12 events

1. 2026-06-10
   status $120,000 Pending 14 DOM
2. 2026-06-09
   days on market $120,000 Due Diligence Period 14 DOM
3. 2026-06-08
   days on market $120,000 Due Diligence Period 13 DOM
4. 2026-06-07
   days on market $120,000 Due Diligence Period 12 DOM
5. 2026-06-05
   days on market $120,000 Due Diligence Period 9 DOM
6. 2026-06-03
   days on market $120,000 Due Diligence Period 8 DOM
7. 2026-06-02
   days on market $120,000 Due Diligence Period 7 DOM
8. 2026-06-01
   days on market $120,000 Due Diligence Period 6 DOM
9. 2026-05-31
   days on market $120,000 Due Diligence Period 5 DOM
10. 2026-05-31
    days on market $120,000 Due Diligence Period 4 DOM
11. 2026-05-27
    listed $120,000 Active
12. 1989-07-01
    soldstatus $15,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$442/yr (+$37/mo · 81.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,629
• − Mortgage interest: −$6,722
• − Property taxes: −$542
• − Insurance: −$600
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,491
• Taxable income: $94
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,051/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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 of 178 in NC

Livability — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• Metro: Winston-Salem, 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

+700.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $120,000 Triad MLS
• 1989-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $542 · +0.0% YoY. Source: county tax records.