105 Edna St · Reidsville, NC 27320

$109,900

4 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 152 Days on market

Built 1900 7,082 sqft lot Est $161k · 32% under ↓ 31% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

NICE 4 BEDROOM 1 BATH, MASTER 1ST FLOOR. NICE SHOP STORAGE BUILDING IN BACK YARD

Key facts

• 7,082 sq ft lot
• Built 1900
• Listed 152 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential, stick/site-built house; One-and-a-half story; Built in 1900; Lot dimensions approximately 56 x 131 x 54 x 132
• Construction: Composite siding and Masonite exterior; Crawl space foundation
• Exterior features: City lot; Level yard; Flat land; Public-maintained road; Storage structure on the property; One fireplace located in the den

Interior

• Kitchen: Electric water heater (appliance noted)
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for cooling; Forced-air heating using natural gas; Natural gas heating fuel
• Interior features: Primary bedroom located on the main level; Den with a fireplace
• Laundry & utility: Washer hookup; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.8% 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: schools D-, crime F, amenities 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.
• Market conditions: 251 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1900 — 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: 1.27% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $161,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 S Branch St	0.35mi	4/2.0	1,236 (+4%)	5mo	$141,888	$115	68
801 Watson St	0.35mi	3/1.0 (-1)	1,263 (+7%)	5mo	$118,000	$93	64
515 Barnes St	0.28mi	3/1.0 (-1)	1,056 (-11%)	6mo	$135,000	$128	59
615 East St	0.40mi	3/2.5 (-1)	1,234 (+4%)	6mo	$199,500	$162	58
302 Holderby St	0.32mi	3/2.0 (-1)	1,311 (+11%)	1mo	$179,500	$137	57
329 Church St	0.37mi	3/1.0 (-1)	1,334 (+13%)	9mo	$40,000	$30	49
617 Lindsey St	0.67mi	3/1.0 (-1)	1,298 (+10%)	1mo	$169,000	$130	47
315 Hubbard St	0.61mi	3/2.0 (-1)	1,272 (+7%)	5mo	$199,000	$156	46
844 Robinson Cir	0.60mi	3/2.0 (-1)	1,100 (-7%)	8mo	$84,900	$77	45
608 Winstead St	0.74mi	3/1.0 (-1)	1,320 (+12%)	0mo	$180,000	$136	41
106 Arlington St	0.64mi	3/2.5 (-1)	1,290 (+9%)	6mo	$189,000	$147	39
703 Snead St	0.71mi	3/2.0 (-1)	1,299 (+10%)	9mo	$194,000	$149	34

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $9,106
• Equity at exit: $16,386

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $42,512
• Equity at exit: $9,502

Cash invested: $30,772 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 251
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $423

Break-even live

Break-even rent $864

Max offer price $109,900

Occupancy floor 65%

Sensitivity live

Price	-10% $485	-5% $454	+0% $423	+5% $392	+10% $361
Rent	-10% $312	-5% $368	+0% $423	+5% $478	+10% $534
Rate	-1.0pp $478	-0.5pp $451	base $423	+0.5pp $395	+1.0pp $366

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $109,900 Pending 152 DOM
2. 2026-06-10
   days on market $109,900 Active 150 DOM
3. 2026-06-09
   days on market $109,900 Active 149 DOM
4. 2026-06-08
   days on market $109,900 Active 148 DOM
5. 2026-06-07
   days on market $109,900 Active 147 DOM
6. 2026-06-03
   days on market $109,900 Active 143 DOM
7. 2026-06-02
   days on market $109,900 Active 142 DOM
8. 2026-06-01
   days on market $109,900 Active 141 DOM
9. 2026-05-31
   days on market $109,900 Active 140 DOM
10. 2026-05-31
    days on market $109,900 Active 139 DOM
11. 2026-02-05
    price $109,900
12. 2026-01-11
    listed $119,000 Active
13. 2025-12-08
    price $119,000
14. 2025-10-28
    price $129,000
15. 2025-04-17
    price $139,900
16. 2025-03-17
    price $149,900
17. 2025-02-10
    price $159,900

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$180/yr (+$15/mo · 25.0%)

ⓘ 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 1/10 Low
• 🌡 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: $16,788
• − Mortgage interest: −$6,156
• − Property taxes: −$721
• − Insurance: −$550
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,197
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,241/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

-31.3% since first listed

7 events — show timeline

• 2026-02-05 Price Changed $109,900 Triad MLS
• 2026-01-11 Listed $119,000 Triad MLS
• 2025-12-08 Price Changed $119,000 Triad MLS
• 2025-10-28 Price Changed $129,000 Triad MLS
• 2025-04-17 Price Changed $139,900 Triad MLS
• 2025-03-17 Price Changed $149,900 Triad MLS
• 2025-02-10 Price Changed $159,900 Triad MLS

Property tax history

+2.7%/yr

Latest (2025): $721 · +0.0% YoY. Source: county tax records.