802 E Warren Ave · Eden, NC 27288

$159,900

3 bd · 1.5 ba · 1,312 sqft · SingleFamily public records · 112 Days on market

Built 1937 Est $180k · 11% under ↓ 11% since listing

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +12.5/15.0
• DSCR +4.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-fold Opportunity for In-Home Business - 3 BR possibly 4, 1.5 BA with 1-Car Carport. If just needing living space, convert former beauty salon with separate access to 4th BR with half Bath. New Roof and Gutters installed -2024, HVAC less than 10 yrs. Complete new full bath. New LVP flooring throughout house, all ceilings with new sheetrock, all new light fixtures, whole interior painted. Wall receptacles replaced by licensed electrician.

Key facts

• In-home business
• Former beauty salon
• New gutters

Tags

• IN-HOME BUSINESS
• FORMER BEAUTY SALON
• SEPARATE ACCESS
• NEW ROOF
• NEW GUTTERS
• NEW FULL BATH

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached carport; Carport and paved driveway
• Security: Deadbolt(s)
• Utilities: Public water; Public sewer; Electric water heater; Natural gas for heating
• Home design: Residential stick/site-built house; One story; Built in 1937; Existing structure; Crawl space foundation
• Construction: Stone construction
• Exterior features: City lot; Public-maintained road

Interior

• Kitchen: Range
• Bedrooms: Primary bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on the main level; Arched doorways; Built-in features; Deadbolt locks; Storm door(s); Attic access only; Insulated windows
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $47 ($568/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 $132k (17.6% below list).
• Recommended offer: $132k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Eden — 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 (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $5k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,680 (17.6% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $179,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 E Warren Ave	0.04mi	3/1.0	1,175 (-10%)	9mo	$147,000	$125	71
725 Caleb St	0.21mi	3/1.0	1,370 (+4%)	20mo	$157,000	$115	64
925 Lincoln St	0.42mi	3/2.0	1,426 (+9%)	4mo	$196,000	$137	61
915 Lincoln St	0.37mi	3/2.0	1,437 (+10%)	8mo	$225,000	$157	58
506 Washburn Ave	0.50mi	3/1.0	1,212 (-8%)	7mo	$140,000	$116	56
439 Morgan Rd	0.59mi	3/1.5	1,303 (-1%)	18mo	$168,000	$129	56
914 Lincoln St	0.38mi	3/1.0	1,178 (-10%)	10mo	$160,000	$136	55
447 Lawrence St	0.59mi	3/2.0	1,232 (-6%)	20mo	$183,000	$149	44
425 Riverside Dr	0.75mi	3/1.0	1,400 (+7%)	15mo	$100,000	$71	40
216 Roosevelt St	0.75mi	3/2.0	1,192 (-9%)	10mo	$182,000	$153	39
728 Osborne St	0.56mi	3/2.0	1,147 (-13%)	22mo	$180,000	$157	33
609 Kendall St	0.75mi	2/1.0 (-1)	1,145 (-13%)	7mo	$194,500	$170	31

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,946
• Equity at exit: $23,842

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,300
• Equity at exit: $13,825

Cash invested: $44,772 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $47

Break-even live

Break-even rent $1,257

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Park Ave Eden, NC	3.0	2.0	1625	$1,495	$0.92	23d	1	0.39mi

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 112 DOM
2. 2026-06-17
   days on market $159,900 Active 111 DOM
3. 2026-06-16
   days on market $159,900 Active 110 DOM
4. 2026-06-15
   days on market $159,900 Active 109 DOM
5. 2026-06-14
   statusdays on market $159,900 Active 107 DOM
6. 2026-06-13
   days on market $159,900 Due Diligence Period 106 DOM
7. 2026-06-10
   statusdays on market $159,900 Due Diligence Period 104 DOM
8. 2026-06-07
   statusdays on market $159,900 Pending 103 DOM
9. 2026-06-03
   days on market $159,900 Due Diligence Period 100 DOM
10. 2026-06-02
    days on market $159,900 Due Diligence Period 99 DOM
11. 2026-06-01
    days on market $159,900 Due Diligence Period 98 DOM
12. 2026-05-31
    days on market $159,900 Due Diligence Period 97 DOM
13. 2026-05-31
    days on market $159,900 Due Diligence Period 96 DOM
14. 2026-05-17
    historical Due Diligence Period
15. 2026-04-09
    price $159,900
16. 2026-03-31
    price $164,900
17. 2026-03-18
    price $169,900
18. 2026-02-23
    listed $179,900 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: $1,054 · $88/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$258/yr (+$21/mo · 24.4%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,802
• − Mortgage interest: −$8,957
• − Property taxes: −$1,054
• − Insurance: −$800
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,652
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,093/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

-11.1% since first listed

5 events — show timeline

• 2026-05-17 Contingent — Triad MLS
• 2026-04-09 Price Changed $159,900 Triad MLS
• 2026-03-31 Price Changed $164,900 Triad MLS
• 2026-03-18 Price Changed $169,900 Triad MLS
• 2026-02-23 Listed $179,900 Triad MLS

Property tax history

+3.7%/yr

Latest (2025): $1,054 · +0.0% YoY. Source: county tax records.