1612 Ballymena Dr · Reidsville, NC 27320

$155,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 65 Days on market

Built 1971 0.69 ac lot Est $198k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared for home nestled in a quiet neighborhood in Reidsville. Inside, you will find bright and open living spaces that feel inviting from the moment you walk in, along with a kitchen built for both daily life and entertaining. The kitchen includes a smooth top stove and French door refrigerator that are less than two years old, plus a new water heater and nearly new washer and dryer for added peace of mind. Step outside to a spacious backyard that is ideal for relaxing evenings or hosting family and friends.

Key facts

• New water heater
• Smooth top stove
• 0.69 acre lot

Tags

• BRIGHT OPEN LIVING SPACES
• KITCHEN BUILT FOR ENTERTAINING
• SMOOTH TOP STOVE
• FRENCH DOOR REFRIGERATOR
• NEW WATER HEATER
• NEARLY NEW WASHER AND DRYER

Property features AI

Finance

• Other: Total building area: 1,088; Lot about 0.69 acre; Directions available
• HOA & community: No homeowners association; Subdivision: Cambridge

Exterior

• Parking: Attached carport (1 car)
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1971; Existing structure
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: No pool; Public-maintained road access; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Primary bedroom on main level; Seven total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $29 ($349/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 (15.1% below list).
• Recommended offer: $132k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute 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.
• Zoned schools: Williamsburg Elementary (math 40% / reading 36%, grade F, #759 of 1,410 statewide, top 54%, 502 students, 99% FRL); Reidsville Middle (math 27% / reading 33%, grade F, #335 of 475 statewide, top 72%, 614 students, 100% FRL); Reidsville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 753 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

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 65 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $155k implies a 94% 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 $131,602 (15.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $198,198
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 Ballymena Dr	0.00mi	3/1.5	1,088 (-0%)	0mo	$157,000	$144	97
1500 Ballymena Dr	0.30mi	3/1.5	1,079 (-1%)	6mo	$196,000	$182	77
1620 Derbyshire Trl	0.13mi	4/2.0 (+1)	1,078 (-1%)	11mo	$215,000	$199	74
1618 Withersea Ln	0.10mi	3/2.0	1,005 (-8%)	13mo	$210,000	$209	68
527 Grooms Rd	0.42mi	3/2.0	1,200 (+10%)	4mo	$274,900	$229	56
1902 Amberhill Dr	0.39mi	2/1.0 (-1)	1,165 (+7%)	21mo	$87,346	$75	47
2326 Holiday Loop	0.58mi	3/1.0	1,178 (+8%)	23mo	$200,000	$170	40

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-23,283
• Equity at exit: $23,111

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-17,962
• Equity at exit: $13,402

Cash invested: $43,400 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 258
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $29

Break-even live

Break-even rent $1,279

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $73	+0% $29	+5% $-15	+10% $-59
Rent	-10% $-75	-5% $-23	+0% $29	+5% $81	+10% $133
Rate	-1.0pp $107	-0.5pp $68	base $29	+0.5pp $-11	+1.0pp $-52

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   status $155,000 Pending 65 DOM
2. 2026-06-01
   days on market $155,000 Due Diligence Period 65 DOM
3. 2026-05-31
   days on market $155,000 Due Diligence Period 64 DOM
4. 2026-05-31
   days on market $155,000 Due Diligence Period 63 DOM
5. 2026-05-11
   historical Due Diligence Period
6. 2026-05-08
   price $155,000
7. 2026-03-30
   price $160,550
8. 2026-03-02
   listed $169,000 Active
9. 2025-08-08
   price $197,500
10. 2025-07-29
    price $200,000
11. 2024-04-01
    soldstatus $80,000

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,792
• − Mortgage interest: −$8,682
• − Property taxes: −$1,598
• − Insurance: −$775
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,509
• Taxable loss: −$2,299
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $901/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 — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -91.42%
• Current HPI: 205.028
• 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

+93.8% since first listed

7 events — show timeline

• 2026-05-11 Contingent — Triad MLS
• 2026-05-08 Price Changed $155,000 Triad MLS
• 2026-03-30 Price Changed $160,550 Triad MLS
• 2026-03-02 Listed $169,000 Triad MLS
• 2025-08-08 Price Changed $197,500 Triad MLS
• 2025-07-29 Price Changed $200,000 Triad MLS
• 2024-04-01 Sold (Public Records) $80,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,598 · +37.7% YoY. Source: county tax records.