38 Cheslies Ct · Roxboro, NC 27574

$209,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 7 Days on market

Built 1999 1.00 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

Key facts

• Freshly painted
• Updated kitchen
• New lvp flooring

Tags

• UPDATED KITCHEN
• NEW GRANITE COUNTERTOPS
• NEW CERAMIC TILE BACKSPLASH
• NEW STAINLESS STEEL APPLIANCES
• FRESHLY PAINTED
• NEW LVP FLOORING

Property features AI

Finance

• Other: 1.0 acre lot; Cleared and grassed yard; Private gravel road (privately maintained); Outbuilding on the property
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport (2 spaces); Driveway; Gravel parking
• Utilities: Private water; Septic tank; Electricity connected; Septic connected; Water connected
• Home design: Manufactured double-wide home; One-story; Updated/remodeled
• Construction: Vinyl siding; Metal roof; Brick/mortar foundation; Built as a manufactured house
• Exterior features: Deck; Fire pit; Private yard; Rain gutters; Storage; Outbuilding

Interior

• Kitchen: Dishwasher; Electric oven; Ice maker; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Bathtub/shower combination; Soaking tub; Double vanity; Granite counters; Kitchen island; Kitchen/dining room combination; Walk-in closet(s); Walk-in shower; Ceiling fan(s)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 10.3% vs local median 4.5% in Roxboro — 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 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 129 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Person County population projected at -15% 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y ago 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.
• Current owner paid $130k; list at $210k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.9%
• Equity multiple: 3.71×
• Total profit: $159,188
• Equity at exit: $189,095

10-year hold

• IRR: 30.1%
• Equity multiple: 8.38×
• Total profit: $433,610
• Equity at exit: $407,790

Cash invested: $58,772 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 129
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $704

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 69%

Sensitivity live

Price	-10% $849	-5% $776	+0% $704	+5% $631	+10% $559
Rent	-10% $488	-5% $596	+0% $704	+5% $812	+10% $919
Rate	-1.0pp $810	-0.5pp $757	base $704	+0.5pp $649	+1.0pp $594

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   listed $209,900 Active
3. 2026-04-01
   soldstatus $130,000
4. 2015-12-31
   soldstatus $48,000
5. 2015-12-30
   soldstatus $48,000 Closed 288-char remark

   Show marketing remark (288 chars)

   Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

6. 2015-12-30
   soldstatus $48,000 288-char remark

   Show marketing remark (288 chars)

   Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

7. 2015-12-03
   status Pending 288-char remark

   Show marketing remark (288 chars)

   Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

8. 2015-11-03
   listed $57,500 Active 288-char remark

   Show marketing remark (288 chars)

   Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

9. 2015-11-02
   listed $57,500 288-char remark

   Show marketing remark (288 chars)

   Come take a look at this updated manufactured home. Heat Pump NEW in 2012. Located in quiet s/d just minutes from downtown Roxboro. The kitchen / dining area offers lots of natural lighting. A corner fireplace is the focal point in the living room. Nice back yard with plenty of privacy.

10. 2013-03-07
    soldstatus $67,500 Closed 369-char remark

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

11. 2013-03-07
    soldstatus $67,500 369-char remark

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

12. 2013-03-07
    soldstatus $67,500

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

13. 2012-12-12
    historical 369-char remark

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

14. 2011-11-11
    listed $74,900 369-char remark

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

15. 2011-11-11
    listed $74,900 369-char remark

    Show marketing remark (369 chars)

    OWNER WILL FINANCE OR DO LEASE PURCHSE. Take a look at this 3 bedroom country home with fresh paint, new carpet, new vinyl flooring and updated lighting fixtures. All furniture conveys. Brand NEW heatpump 3/2012. The large kitchen-dining room offers natural light. A corner fireplace is the focal point of the living area. There's a nice back yard with natural privacy.

16. 2011-11-10
    historical
17. 2009-09-18
    historical
18. 2009-09-01
    listed $69,500
19. 2009-08-20
    historical
20. 2009-03-08
    listed $79,900
21. 2008-06-06
    listed $52,900
22. 1999-05-26
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $32,726
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$6,106
• Taxable income: $5,428
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $7,144/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,954
• Population (ZIP): 14,163

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.68%
• Current HPI: 276.8767
• 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

+1134.7% since first listed

22 events — show timeline

• 2026-05-08 Pending — TMLS
• 2026-05-01 Listed $209,900 TMLS
• 2026-04-01 Sold (Public Records) $130,000 Public Records
• 2015-12-31 Sold (Public Records) $48,000 Public Records
• 2015-12-30 Sold (MLS) $48,000 AMLSNC
• 2015-12-30 Sold (MLS) $48,000 TMLS
• 2015-12-03 Pending — TMLS
• 2015-11-03 Listed $57,500 TMLS
• 2015-11-02 Listed $57,500 AMLSNC
• 2013-03-07 Sold (Public Records) $67,500 Public Records
• 2013-03-07 Sold (MLS) $67,500 AMLSNC
• 2013-03-07 Sold (MLS) $67,500 TMLS
• 2012-12-12 Listing Removed — TMLS
• 2011-11-11 Listed $74,900 AMLSNC
• 2011-11-11 Listed $74,900 TMLS
• 2011-11-10 Listing Removed — TMLS
• 2009-09-18 Listing Removed — TMLS
• 2009-09-01 Listed $69,500 TMLS
• 2009-08-20 Listing Removed — TMLS
• 2009-03-08 Listed $79,900 TMLS
• 2008-06-06 Listed $52,900 TMLS
• 1999-05-26 Sold (Public Records) $17,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $354 · +0.3% YoY. Source: county tax records.