511 Early Ave · Eden, NC 27288

$85,000

2 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 46 Days on market

Built 1940 0.32 ac lot Est $163k · 48% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$66,900.00. Great investor or first time homeowner opportunity. Newer roof, fresh paint, refinished/replaced flooring. 2 bedrooms, 1 full bath. Large walk in closet in primary bedroom. Detached wired, 1 bay garage/storage. Centrally located in Eden, NC convenient to shopping/schools/employment.

Key facts

• Covered front porch
• Additional storage
• Main-level living

Tags

• MAIN-LEVEL LIVING
• DEDICATED LAUNDRY ROOM
• COVERED FRONT PORCH
• ADDITIONAL STORAGE
• DETACHED GARAGE
• GRAVEL DRIVEWAY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached garage (1 car); Driveway with gravel parking
• Utilities: Public water; Public sewer; Electric water heater; Natural gas heating
• Home design: Residential stick/site-built house; One story; Built in 1940
• Construction: Vinyl siding; Crawl space foundation; Existing structure
• Exterior features: City lot; No fencing; Storage structure on property; Publicly maintained road

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on main level; Attic access only
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, 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: Leaksville-Spray Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 404 students, 99% FRL); J E Holmes Middle (math 31% / reading 37%, grade F, #294 of 475 statewide, top 63%, 627 students, 99% FRL); John M Morehead High (math 22% / reading 47%, grade F, #427 of 535 statewide, top 81%, 814 students, 64% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $588 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $162,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Walnut St	0.08mi	3/1.5 (+1)	1,426 (+7%)	3mo	$165,000	$116	76
724 Early Ave	0.39mi	2/1.0	1,315 (-2%)	5mo	$90,000	$68	75
804 Church St	0.55mi	2/1.0	1,334 (-0%)	1mo	$100,000	$75	74
609 Morehead St	0.07mi	3/1.5 (+1)	1,176 (-12%)	0mo	$159,900	$136	70
522 Glovenia St	0.24mi	3/2.0 (+1)	1,400 (+5%)	3mo	$250,000	$179	69
301 Lloyd St	0.73mi	2/1.0	1,321 (-1%)	11mo	$144,500	$109	55
509 College St	0.38mi	3/2.0 (+1)	1,228 (-8%)	10mo	$149,900	$122	52
516 S Hamilton St	0.66mi	3/1.0 (+1)	1,447 (+8%)	1mo	$185,000	$128	50
1013 Willow St	0.65mi	3/2.0 (+1)	1,302 (-2%)	9mo	$214,900	$165	49
1002 Irving Ave	0.63mi	2/1.0	1,196 (-10%)	7mo	$103,000	$86	47
1005 Willow St	0.61mi	3/2.0 (+1)	1,200 (-10%)	7mo	$199,900	$167	40
115 Moir St	0.44mi	3/2.0 (+1)	1,524 (+14%)	11mo	$178,500	$117	38

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,173
• Equity at exit: $12,674

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $15,231
• Equity at exit: $7,349

Cash invested: $23,800 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $198

Break-even live

Break-even rent $733

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $246	-5% $222	+0% $198	+5% $174	+10% $150
Rent	-10% $120	-5% $159	+0% $198	+5% $237	+10% $275
Rate	-1.0pp $240	-0.5pp $219	base $198	+0.5pp $176	+1.0pp $153

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Irving Ave Unit A Eden, NC	2.0	1.0	900	$900	$1.00	24d	1	0.31mi
606 Park Ave Eden, NC	3.0	2.0	1625	$1,495	$0.92	24d	1	1.22mi

Listing history 11 events

1. 2026-06-18
   days on market $85,000 Active 46 DOM
2. 2026-06-17
   days on market $85,000 Active 45 DOM
3. 2026-06-16
   pricestatusdays on market $85,000 Active 44 DOM
4. 2026-06-03
   days on market $94,900 Due Diligence Period 42 DOM
5. 2026-06-02
   days on market $94,900 Due Diligence Period 41 DOM
6. 2026-06-01
   days on market $94,900 Due Diligence Period 40 DOM
7. 2026-05-31
   days on market $94,900 Due Diligence Period 39 DOM
8. 2026-05-31
   days on market $94,900 Due Diligence Period 38 DOM
9. 2026-04-22
   listed $94,900 Active
10. 2021-12-13
    soldstatus $70,000 Closed 295-char remark

    Show marketing remark (295 chars)

    $66,900.00. Great investor or first time homeowner opportunity. Newer roof, fresh paint, refinished/replaced flooring. 2 bedrooms, 1 full bath. Large walk in closet in primary bedroom. Detached wired, 1 bay garage/storage. Centrally located in Eden, NC convenient to shopping/schools/employment.

11. 2021-08-10
    listed $66,900 295-char remark

    Show marketing remark (295 chars)

    $66,900.00. Great investor or first time homeowner opportunity. Newer roof, fresh paint, refinished/replaced flooring. 2 bedrooms, 1 full bath. Large walk in closet in primary bedroom. Detached wired, 1 bay garage/storage. Centrally located in Eden, NC convenient to shopping/schools/employment.

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,798
• − Mortgage interest: −$4,761
• − Property taxes: −$1,174
• − Insurance: −$425
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,473
• Taxable income: $1,077
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,114/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 — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

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: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, NC
• 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

+41.9% since first listed

3 events — show timeline

• 2026-04-22 Listed $94,900 Triad MLS
• 2021-12-13 Sold (MLS) $70,000 Triad MLS
• 2021-08-10 Listed $66,900 Triad MLS

Property tax history

+5.7%/yr

Latest (2025): $1,174 · -0.0% YoY. Source: county tax records.