852 Sain Rd · Mocksville, NC 27028

$194,000

3 bd · 2.0 ba · 1,316 sqft · Land public records · 32 Days on market

Built 1974 0.47 ac lot

---

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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Storage building
• Desirable area
• Brick ranch

Tags

• BRICK RANCH
• STORAGE BUILDING
• DESIRABLE AREA

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Carport parking (1 garage/carport space)
• Utilities: Public water; Septic tank sewer; Electric water heater
• Home design: Residential stick/site-built house; One-story; Built in 1974
• Construction: Brick and vinyl siding construction; Crawl space foundation
• Exterior features: Approximately 0.47-acre lot; Lot dimensions roughly 200 x 100 x 200 x 109; Public road maintenance; Storage structure on property; No pool

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Multiple heating systems including wall furnace; Electric and propane heating fuel
• Interior features: Built-in features; Ceiling fans; Pantry; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $194k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/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 $188k (2.9% below list).
• Recommended offer: $188k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in Mocksville — 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 73/100 on livability (#68 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, employment D.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 219 active listings in the ZIP; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $194k implies a 385% gain — meaningful room to come down on a strong offer.

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 $188,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1974 — 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: 0.97% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.6

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-9,583
• Equity at exit: $28,926

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $19,537
• Equity at exit: $16,774

Cash invested: $54,320 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 219
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $345

Break-even live

Break-even rent $1,448

Max offer price $194,000

Occupancy floor 77%

Sensitivity live

Price	-10% $454	-5% $399	+0% $345	+5% $290	+10% $235
Rent	-10% $196	-5% $270	+0% $345	+5% $419	+10% $493
Rate	-1.0pp $442	-0.5pp $394	base $345	+0.5pp $294	+1.0pp $243

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   statusdays on market $194,000 Pending 32 DOM
2. 2026-06-10
   days on market $194,000 Due Diligence Period 29 DOM
3. 2026-06-09
   days on market $194,000 Due Diligence Period 28 DOM
4. 2026-06-08
   days on market $194,000 Due Diligence Period 27 DOM
5. 2026-06-07
   days on market $194,000 Due Diligence Period 26 DOM
6. 2026-06-03
   days on market $194,000 Due Diligence Period 22 DOM
7. 2026-06-02
   days on market $194,000 Due Diligence Period 21 DOM
8. 2026-06-01
   days on market $194,000 Due Diligence Period 20 DOM
9. 2026-05-31
   days on market $194,000 Due Diligence Period 19 DOM
10. 2026-05-31
    days on market $194,000 Due Diligence Period 18 DOM
11. 2026-05-23
    historical Due Diligence Period
12. 2026-05-12
    listed $194,000 Active
13. 1990-07-20
    soldstatus $40,000
14. 1986-05-01
    soldstatus $40,000

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: +$1,044/yr (+$87/mo · 191.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,607
• − Mortgage interest: −$10,867
• − Property taxes: −$546
• − Insurance: −$970
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,644
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,904/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: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

Livability — Mocksville

• Score: 73/100
• State rank: #68
• US rank: #5153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,813 people
• City population: 26,566
• Metro: Winston-Salem, NC
• Population (ZIP): 26,566
• Household income: $69,137
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 512.0

Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.58%
• Current HPI: 191.2464
• Rent YoY: —
• 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

+385.0% since first listed

4 events — show timeline

• 2026-05-23 Contingent — Triad MLS
• 2026-05-12 Listed $194,000 Triad MLS
• 1990-07-20 Sold (Public Records) $40,000 Public Records
• 1986-05-01 Sold (Public Records) $40,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $546 · -30.6% YoY. Source: county tax records.