7856 Boston Rd · Roxboro, NC 27574

$263,200

3 bd · 2.5 ba · 2,360 sqft · Other public records · 205 Days on market

Built 1952 2.00 ac lot

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

Key facts

• 2 acre setting
• Near mayo lake park
• 2 acre lot

Tags

• 2 ACRE SETTING
• DETACHED 2 CAR GARAGE
• NEAR MAYO LAKE PARK
• NEAR ROXBORO CITY LAKE
• ACCESS TO LOCAL SERVICES

Property features AI

Finance

• Other: Property sits on approximately 2.0 acres; Living area approximately 2,360 (above grade)
• HOA & community: No association

Exterior

• Parking: Detached 2-car garage; Additional outside parking and parking lot
• Utilities: Well water; Septic tank
• Home design: House; One and one-half stories; No shared/common walls
• Construction: Brick construction; Composition roof; Brick/mortar foundation; Built/updated with remodeling (year not specified)
• Exterior features: Patio; Front porch; Fenced, private backyard; Partially wooded/wooded yard; Updated/remodeled condition; Garage(s) and additional storage structures

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Built-in features; Ceiling fans; Dining L; Separate shower; Walk-in closets; Walk-in shower; Two fireplaces (gas log and wood burning/other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $263k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $263k).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 128 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $66k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $231,616 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 1.01% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.3

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $171,387
• Equity at exit: $237,111

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $482,490
• Equity at exit: $511,340

Cash invested: $73,696 (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: 128
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,656 medium
• Mortgage (P&I): −$1,380
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $441

Break-even live

Break-even rent $2,098

Max offer price $263,200

Occupancy floor 78%

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: $65,800
• Closing costs: $7,896
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $263,200 Active 205 DOM
2. 2026-06-17
   days on market $263,200 Active 204 DOM
3. 2026-06-16
   days on market $263,200 Active 203 DOM
4. 2026-06-15
   days on market $263,200 Active 202 DOM
5. 2026-06-13
   days on market $263,200 Active 200 DOM
6. 2026-06-12
   days on market $263,200 Active 199 DOM
7. 2026-06-09
   days on market $263,200 Active 196 DOM
8. 2026-06-08
   days on market $263,200 Active 195 DOM
9. 2026-06-07
   days on market $263,200 Active 194 DOM
10. 2026-06-05
    days on market $263,200 Active 192 DOM
11. 2026-06-04
    days on market $263,200 Active 190 DOM
12. 2026-06-02
    days on market $263,200 Active 189 DOM
13. 2026-06-01
    days on market $263,200 Active 188 DOM
14. 2026-05-31
    days on market $263,200 Active 187 DOM
15. 2026-03-19
    price $263,200
16. 2025-11-25
    listed $329,000 Active
17. 2025-04-02
    historical
18. 2025-03-19
    price $188,000
19. 2025-03-02
    listed $180,000 Active
20. 2020-11-18
    soldstatus $291,000 Closed 483-char remark

    Show marketing remark (483 chars)

    Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

21. 2020-11-18
    soldstatus $291,000 483-char remark

    Show marketing remark (483 chars)

    Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

22. 2020-10-29
    status Pending 483-char remark

    Show marketing remark (483 chars)

    Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

23. 2020-10-28
    listed $295,000 Active 483-char remark

    Show marketing remark (483 chars)

    Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

24. 2020-10-28
    listed $295,000 483-char remark

    Show marketing remark (483 chars)

    Great opportunity on an all brick 3 bedroom 2.5 bath on 2 acres just north of Roxboro. Kitchen completely updated w/ new cabinets, s/s appliances & tile flr. New roof. Large living rm w/ fireplace. Large separate dining rm. Hardwood floors throughout house. Master and 2nd bedroom on 1st flr. Office and sun rm on 1st. Large bonus rm and 3rd bedroom w/ full bath on 2nd flr. 2 car garage. Large covered front porch. Deck for entertaining. Large unfinished basement . MUST SEE!!

25. 2020-07-20
    soldstatus $135,000 Closed
26. 2020-07-20
    soldstatus $135,000
27. 2020-06-08
    historical Contingent
28. 2020-05-31
    listed $140,000 Active
29. 2020-05-31
    listed $140,000

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$151/yr (+$13/mo · 7.5%)

ⓘ 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 4/10 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: $31,875
• − Mortgage interest: −$14,743
• − Property taxes: −$2,008
• − Insurance: −$1,316
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$7,657
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $5,042/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

+88.0% since first listed

15 events — show timeline

• 2026-03-19 Price Changed $263,200 TMLS
• 2025-11-25 Listed $329,000 TMLS
• 2025-04-02 Listing Removed — TMLS
• 2025-03-19 Price Changed $188,000 TMLS
• 2025-03-02 Listed $180,000 TMLS
• 2020-11-18 Sold (MLS) $291,000 AMLSNC
• 2020-11-18 Sold (MLS) $291,000 TMLS
• 2020-10-29 Pending — TMLS
• 2020-10-28 Listed $295,000 AMLSNC
• 2020-10-28 Listed $295,000 TMLS
• 2020-07-20 Sold (MLS) $135,000 AMLSNC
• 2020-07-20 Sold (MLS) $135,000 TMLS
• 2020-06-08 Contingent — TMLS
• 2020-05-31 Listed $140,000 AMLSNC
• 2020-05-31 Listed $140,000 TMLS

Property tax history

-1.4%/yr

Latest (2025): $2,008 · -8.4% YoY. Source: county tax records.