207 Field St · Reidsville, NC 27320

$39,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 26 Days on market

Built 1930 8,712 sqft lot ↓ 5% since listing

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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
• 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 MLS

Great investment potential, some upgrading complete, minor work could make a great rental. Sold as-is.

Key facts

• 8,712 sq ft lot
• Built 1930
• Listed 26 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway (gravel)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1930; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: City lot; No fencing; Public-maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Living area present on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $40k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.26% ✓
• Cap rate: 19.15%
• Cash-on-cash: 45.93%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $194,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Carter St	0.25mi	3/1.0	1,240 (0%)	9mo	$40,000	$32	81
105 Roanoke St	0.22mi	3/2.0	1,208 (-3%)	9mo	$219,900	$182	74
331 Washington Ave	0.48mi	3/1.0	1,262 (+2%)	2mo	$105,000	$83	73
508 Washington Ave	0.36mi	3/2.0	1,232 (-1%)	8mo	$207,347	$168	72
1009 N Scales St	0.13mi	3/2.0	1,106 (-11%)	0mo	$195,000	$176	72
1007 Wentworth St	0.51mi	3/2.0	1,269 (+2%)	10mo	$246,120	$194	60
805 Wilson St	0.47mi	3/1.0	1,359 (+10%)	3mo	$120,000	$88	60
620 NW Market St	0.22mi	2/1.0 (-1)	1,107 (-11%)	9mo	$58,000	$52	59
710 Wentworth St	0.33mi	2/1.0 (-1)	1,354 (+9%)	11mo	$155,000	$114	56
106 Arlington St	0.60mi	3/2.5	1,290 (+4%)	6mo	$189,000	$147	54
820 Moore St	0.61mi	3/1.0	1,084 (-13%)	0mo	$170,000	$157	50
1103 Wentworth St	0.52mi	3/2.0	1,420 (+14%)	3mo	$225,000	$158	45

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $20,788
• Equity at exit: $5,949

10-year hold

• IRR: 49.2%
• Equity multiple: 5.77×
• Total profit: $53,249
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.7×

Monthly cashflow live

• Estimated rent: $902 high
• Mortgage (P&I): −$209
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $428

Break-even live

Break-even rent $361

Max offer price $39,900

Occupancy floor 48%

Sensitivity live

Price	-10% $450	-5% $439	+0% $428	+5% $416	+10% $405
Rent	-10% $356	-5% $392	+0% $428	+5% $463	+10% $499
Rate	-1.0pp $448	-0.5pp $438	base $428	+0.5pp $417	+1.0pp $407

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Mulberry St Reidsville, NC	2.0	1.0	899	$1,025	$1.14	25d	1	0.17mi
528 N Scales St Unit C Reidsville, NC	2.0	1.0	1080	$825	$0.76	25d	1	0.17mi
110 Arlington St Reidsville, NC	2.0	1.0	1000	$850	$0.85	25d	1	0.61mi
411 W Ransom St Apt 1 Reidsville, NC	2.0	1.0	900	$825	$0.92	25d	1	1.46mi
411 W Ransom St Reidsville, NC	2.0	1.0	900	$825	$0.92	20d	1	1.46mi

Listing history 9 events

1. 2026-06-02
   status $39,900 Pending 26 DOM
2. 2026-06-01
   statusdays on market $39,900 Due Diligence Period 26 DOM
3. 2026-05-31
   days on market $39,900 Active 25 DOM
4. 2026-05-31
   days on market $39,900 Active 24 DOM
5. 2026-05-13
   price $44,900
6. 2026-05-06
   listed $49,900 Active
7. 2012-03-06
   soldstatus $12,000 102-char remark

   Show marketing remark (102 chars)

   Great investment potential, some upgrading complete, minor work could make a great rental. Sold as-is.

8. 2012-02-01
   listed $15,900 102-char remark

   Show marketing remark (102 chars)

   Great investment potential, some upgrading complete, minor work could make a great rental. Sold as-is.

9. 1999-08-24
   soldstatus $47,500

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,829
• − Mortgage interest: −$2,235
• − Property taxes: −$713
• − Insurance: −$200
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$1,161
• Taxable income: $4,788
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $3,982/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

-5.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $44,900 Triad MLS
• 2026-05-06 Listed $49,900 Triad MLS
• 2012-03-06 Sold (MLS) $12,000 Triad MLS
• 2012-02-01 Listed $15,900 Triad MLS
• 1999-08-24 Sold (Public Records) $47,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $713 · +0.0% YoY. Source: county tax records.