413 Kingsbury St · Oxford, NC 27565

$94,900

3 bd · 1.0 ba · 1,946 sqft · SingleFamily public records · 118 Days on market

Built 1901 0.29 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

Key facts

• Open level lot
• Complete renovation
• 0.29 acre lot

Tags

• OPEN LEVEL LOT
• COMPLETE RENOVATION
• GREAT ROOM WITH FIREPLACE

Property features AI

Exterior

• Home design: - Property type details require sign-in to view
• Construction: - Construction and year-built details require sign-in to view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.7% in Oxford — 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 57/100 on livability (#610 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Granville County Schools (rural): math 28% / reading 36% proficiency, ranked #137 of 178 in NC (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Granville Middle (math 17% / reading 28%, grade F, #410 of 475 statewide, top 87%, 525 students, 82% FRL) — zoned schools average 82% FRL vs 50% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 257 active listings in the ZIP; 428 units permitted in Granville County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $95k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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 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. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.93%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $311,360
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Forest Rd	0.26mi	3/2.5	1,900 (-2%)	8mo	$412,500	$217	71
412 Coggeshall St	0.47mi	3/2.0	1,997 (+3%)	5mo	$302,000	$151	65
402 Forest Rd	0.36mi	3/2.0	1,886 (-3%)	11mo	$360,000	$191	65
505 Forest Rd	0.25mi	4/2.5 (+1)	2,090 (+7%)	3mo	$260,000	$124	63
116 W Front St	0.44mi	3/2.5	1,865 (-4%)	11mo	$352,000	$189	57
104 Royall Rd Rd	0.35mi	3/2.0	1,984 (+2%)	24mo	$317,750	$160	57
118 Rectory St	0.71mi	3/2.0	1,866 (-4%)	0mo	$250,000	$134	56
422 Hancock St	0.37mi	3/2.0	1,886 (-3%)	22mo	$260,000	$138	55
208 Hillcrest Dr	0.45mi	3/2.0	1,734 (-11%)	23mo	$332,500	$192	38
100 Royall Rd	0.29mi	4/2.5 (+1)	2,183 (+12%)	23mo	$250,000	$115	36
112 First St	0.66mi	4/2.5 (+1)	2,233 (+15%)	7mo	$389,000	$174	28

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: 24.5%
• Equity multiple: 2.01×
• Total profit: $26,841
• Equity at exit: $14,150

10-year hold

• IRR: 32.3%
• Equity multiple: 3.93×
• Total profit: $77,776
• Equity at exit: $8,205

Cash invested: $26,572 (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 27565

• Active inventory: 257
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $663

Break-even live

Break-even rent $808

Max offer price $94,900

Occupancy floor 55%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 118 DOM
2. 2026-06-17
   days on market $94,900 Active 117 DOM
3. 2026-06-16
   days on market $94,900 Active 116 DOM
4. 2026-06-15
   days on market $94,900 Active 115 DOM
5. 2026-06-13
   days on market $94,900 Active 113 DOM
6. 2026-06-13
   days on market $94,900 Active 112 DOM
7. 2026-06-09
   days on market $94,900 Active 109 DOM
8. 2026-06-08
   days on market $94,900 Active 108 DOM
9. 2026-06-07
   days on market $94,900 Active 107 DOM
10. 2026-06-05
    days on market $94,900 Active 104 DOM
11. 2026-06-03
    days on market $94,900 Active 103 DOM
12. 2026-06-02
    days on market $94,900 Active 102 DOM
13. 2026-06-01
    days on market $94,900 Active 101 DOM
14. 2026-05-31
    days on market $94,900 Active 100 DOM
15. 2026-05-08
    price $94,900
16. 2026-02-20
    listed $109,900 Active
17. 2021-06-18
    soldstatus $48,000 Closed 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

18. 2021-06-18
    soldstatus $48,000 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

19. 2021-06-18
    soldstatus $48,000

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

20. 2021-06-05
    historical Contingent 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

21. 2021-06-02
    status Active 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

22. 2021-04-28
    historical Contingent 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

23. 2021-04-28
    listed $61,000 Active 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

24. 2021-04-28
    listed $61,000 492-char remark

    Show marketing remark (492 chars)

    INVESTORS ALERT! CASH - AS IS 1900+ Sq. Ft on approx. .40 acres in the heart of the Oxford Historic District. Charming 2 story 3 Bd/1 Ba, simple conversion to open, great room with fireplace, Modern Farmhouse conversion would be highly sought after just 30 min. commute to Duke Hospital. Easy walking and biking down shaded, treelined streets to the heart of the Downtown Districts, shops, bistros, bakery, antique dealers, restaurants and library. Heart of the action for Holiday Festivals.

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,758
• − Mortgage interest: −$5,316
• − Property taxes: −$1,211
• − Insurance: −$474
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,761
• Taxable income: $6,835
• Est. tax owed @ 24.0%: −$1,640
• After-tax cash flow: $6,311/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: Granville County Schools
• NCES district ID: 3701800
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,713
• Composite: 27.81/100
• National rank: #6887
• State rank: #137 of 178 in NC

Livability — Oxford

• Score: 57/100
• State rank: #610
• US rank: #22195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, NC
• Population (ZIP): 23,658

Population outlook (Granville County) Hauer SSP2

• Today (2025): 60,753 people
• By 2030: 61,381 · +1.0%
• By 2040: 61,861 · +1.8%
• By 2050: 61,261 · +0.8%
• By 2075: 59,948 · -1.3%
• By 2100: 55,273 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Granville

• 2024 margin: Lean R (+9.4) · D 44.8% · R 54.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+6.6 2016: R+2.5 2012: D+4.6 2008: D+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.56%
• Current HPI: 209.2788
• 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

+55.6% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $94,900 TMLS
• 2026-02-20 Listed $109,900 TMLS
• 2021-06-18 Sold (Public Records) $48,000 Public Records
• 2021-06-18 Sold (MLS) $48,000 AMLSNC
• 2021-06-18 Sold (MLS) $48,000 TMLS
• 2021-06-05 Contingent — TMLS
• 2021-06-02 Relisted — TMLS
• 2021-04-28 Contingent — TMLS
• 2021-04-28 Listed $61,000 AMLSNC
• 2021-04-28 Listed $61,000 TMLS

Property tax history

+0.9%/yr

Latest (2025): $1,211 · +1.7% YoY. Source: county tax records.