905 S Beaumont Ave · Burlington, NC 27217

$125,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 62 Days on market

Built 1910 7,405 sqft lot Est $170k · 27% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with great potential! This 2-bedroom, 1-bath bungalow features a classic front porch and a functional layout ready for your updates and vision. Replacement windows are already in place, offering a solid starting point for your renovation. Ideal for investors or buyers looking to restore the charm of this bungalow. Being sold as-is--bring your ideas and make it shine!

Key facts

• Front porch
• Functional layout
• Replacement windows

Tags

• FRONT PORCH
• REPLACEMENT WINDOWS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Lot about 0.17 acres; Living area approximately 856
• Financial info: Annual tax amount available
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Entry level: One
• Construction: Permanent foundation; Shingle roof; Construction materials: Unknown; Built as a house (structure type)
• Exterior features: Public-maintained road access; Residential zoning

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (4.6% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hugh M Cummings High (math 17% / reading 32%, grade F, #474 of 535 statewide, top 90%, 981 students, 80% FRL) — zoned schools average 80% FRL vs 51% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $170,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Brookline Dr	0.38mi	2/1.0	864 (+1%)	5mo	$135,000	$156	76
1329 Parker St	0.05mi	2/1.0	779 (-9%)	8mo	$155,000	$199	76
525 Texas Ave	0.44mi	2/1.0	840 (-2%)	3mo	$156,000	$186	74
520 Delaware Ave	0.36mi	2/2.0	860 (+0%)	6mo	$200,000	$233	73
1326 Stonewall St	0.30mi	2/1.0	768 (-10%)	1mo	$154,000	$201	68
1028 Queen Ann St	0.38mi	2/1.0	952 (+11%)	1mo	$105,000	$110	63
830 Stockard St	0.63mi	2/1.0	805 (-6%)	0mo	$153,000	$190	60
609 Phillips St	0.74mi	2/1.0	844 (-1%)	8mo	$95,000	$113	57
828 Buckner St	0.58mi	2/1.0	772 (-10%)	6mo	$210,000	$272	52
924 E Market St	0.62mi	2/1.0	780 (-9%)	7mo	$160,000	$205	50
213 Columbia Ave	0.50mi	2/2.0	963 (+12%)	6mo	$200,000	$208	46
803 Buckner St	0.72mi	3/1.5 (+1)	966 (+13%)	7mo	$178,000	$184	32

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-11,918
• Equity at exit: $18,638

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-5,819
• Equity at exit: $10,808

Cash invested: $35,000 (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 27217

• Home prices YoY: -22.3%
• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$656
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $167

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Maryland Ave Burlington, NC	2.0	1.0	786	$1,225	$1.56	21d	1	0.48mi
1016 Grace Ave Burlington, NC	3.0	1.0	994	$1,245	$1.25	21d	1	0.74mi
411 S Saint John St Burlington, NC	1.0	1.0	700	$1,100	$1.57	21d	1	0.76mi
916 Harris St Burlington, NC	1.0	1.0	601	$895	$1.49	21d	1	0.78mi
1016 Washington St Unit A Burlington, NC	1.0	1.0	650	$775	$1.19	21d	1	0.85mi
632 New St Graham, NC	2.0	1.0	900	$1,200	$1.33	21d	1	0.86mi
212 College St Apt G Graham, NC	2.0	1.5	1050	$1,125	$1.07	21d	1	0.94mi
910 N Main St Unit A Burlington, NC	2.0	2.0	1100	$1,395	$1.27	13d	1	0.99mi
511 Poplar St Unit C Graham, NC	2.0	1.0	900	$1,195	$1.33	21d	1	1.00mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,512	$1.48	13d	19	1.13mi
607 N Main St Unit 609 Burlington, NC	1.0	1.0	568	$850	$1.50	21d	1	1.14mi
1900 Morningside Dr Burlington, NC	1.0–3.0	1.0–2.0	1076	$1,262	$1.17	13d	1	1.20mi
516 Maple Ave Unit B Burlington, NC	1.0	1.0	869	$850	$0.98	21d	1	1.22mi
400 Walker Ave Graham, NC	2.0	1.0	552	$1,100	$1.99	21d	1	1.36mi
306 N Ireland St Unit 306 Burlington, NC	2.0	1.0	807	$1,250	$1.55	21d	1	1.40mi

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 62 DOM
2. 2026-06-18
   days on market $125,000 Active 61 DOM
3. 2026-06-17
   days on market $125,000 Active 60 DOM
4. 2026-06-16
   days on market $125,000 Active 59 DOM
5. 2026-06-15
   days on market $125,000 Active 58 DOM
6. 2026-06-14
   days on market $125,000 Active 56 DOM
7. 2026-06-13
   days on market $125,000 Active 55 DOM
8. 2026-06-10
   days on market $125,000 Active 53 DOM
9. 2026-06-09
   days on market $125,000 Active 52 DOM
10. 2026-06-08
    days on market $125,000 Active 51 DOM
11. 2026-06-07
    days on market $125,000 Active 50 DOM
12. 2026-06-05
    days on market $125,000 Active 47 DOM
13. 2026-06-02
    days on market $125,000 Active 45 DOM
14. 2026-06-01
    days on market $125,000 Active 44 DOM
15. 2026-05-31
    days on market $125,000 Active 43 DOM
16. 2026-05-30
    days on market $125,000 Active 42 DOM
17. 2026-04-18
    listed $125,000 Active

    Show marketing remark (386 chars)

    Investor special with great potential! This 2-bedroom, 1-bath bungalow features a classic front porch and a functional layout ready for your updates and vision. Replacement windows are already in place, offering a solid starting point for your renovation. Ideal for investors or buyers looking to restore the charm of this bungalow. Being sold as-is--bring your ideas and make it shine!

18. 2026-04-18
    listed $125,000 Active 386-char remark

    Show marketing remark (386 chars)

    Investor special with great potential! This 2-bedroom, 1-bath bungalow features a classic front porch and a functional layout ready for your updates and vision. Replacement windows are already in place, offering a solid starting point for your renovation. Ideal for investors or buyers looking to restore the charm of this bungalow. Being sold as-is--bring your ideas and make it shine!

19. 2025-08-01
    soldstatus $85,000

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$214/yr (+$18/mo · 26.4%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $14,316
• − Mortgage interest: −$7,002
• − Property taxes: −$811
• − Insurance: −$625
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,636
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $2,020/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NC
• County: Alamance County · 173,369 people
• City population: 88,508
• Metro: Burlington, NC
• Population (ZIP): 41,406
• Household income: $51,950
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1040.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Black 29% Hispanic / Latino 29% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.45%
• Current HPI: 259.8107
• Rent YoY: ▲ 1.06%
• Metro: Burlington, 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

+47.1% since first listed

3 events — show timeline

• 2026-04-18 Listed $125,000 Triad MLS
• 2026-04-18 Listed $125,000 TMLS
• 2025-08-01 Sold (Public Records) $85,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $811 · +2.6% YoY. Source: county tax records.