604 Rosedale Dr · Thomasville, NC 27360

$150,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 22 Days on market

Built 1955 10,018 sqft lot Est $165k · 9% under

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +11.6/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention first time home buyers and investors! Check out this 3 bedroom home in Thomasville located on a quiet street. The laminate wood floors in the living room are brand new and it has a great fenced in back yard with a storage building! Don't wait, make your appointment today! Agents see agent only remarks.

Key facts

• Shed
• Remodeled bathroom
• Remodeled kitchen

Tags

• LAUNDRY AND DINING SPACE
• COZY SITTING AREA
• SHED
• ATTACHED STORAGE BUILDING
• REMODELED KITCHEN
• REMODELED BATHROOM

Property features AI

Finance

• Financial info: Tax amount available but excluded per instructions
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage spaces)
• Utilities: Public water; Public sewer; Electric water heater (electric)
• Home design: Residential stick/site-built house; One story; Built in 1955; Existing structure
• Construction: Cement siding; Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; City lot; Cleared land

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom located on the main level; Pulldown attic stairs
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $70 ($838/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 $126k (15.7% below list).
• Recommended offer: $126k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment F.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thomasville Primary (math 37% / reading 27%, grade F, #908 of 1,410 statewide, top 67%, 743 students, 100% FRL); Thomasville Middle (math 21% / reading 25%, grade F, #406 of 475 statewide, top 86%, 494 students, 99% FRL); Thomasville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 634 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 308 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $89k; list at $150k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,453 (15.7% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $165,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Rosedale Dr	0.00mi	3/1.0	957 (-0%)	1mo	$172,000	$180	99
310 Cole St	0.25mi	2/1.0 (-1)	988 (+3%)	8mo	$140,000	$142	72
112 Goforth Dr	0.40mi	2/1.0 (-1)	963 (+0%)	13mo	$165,500	$172	65
720 Trotter St	0.10mi	2/1.0 (-1)	872 (-9%)	14mo	$165,000	$189	63
705 Hardeman St	0.40mi	2/1.0 (-1)	998 (+4%)	8mo	$160,000	$160	63
716 Hardeman St	0.36mi	2/1.0 (-1)	995 (+4%)	13mo	$162,000	$163	61
211 Foster St	0.53mi	3/2.0	1,008 (+5%)	12mo	$190,000	$188	53
302 Goforth Dr	0.52mi	3/2.0	1,024 (+7%)	11mo	$160,000	$156	52
715 Dillon St	0.33mi	3/2.0	1,097 (+14%)	7mo	$215,000	$196	51
105 Trexler Ave	0.69mi	2/1.0 (-1)	952 (-1%)	14mo	$75,000	$79	49
344 Koontz Ave	0.57mi	2/1.0 (-1)	896 (-7%)	11mo	$197,900	$221	48
206 Koontz Ave	0.49mi	2/1.0 (-1)	864 (-10%)	13mo	$139,000	$161	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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-18,178
• Equity at exit: $22,365

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,007
• Equity at exit: $12,969

Cash invested: $42,000 (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 27360

• Rents YoY: 4.3%
• Active inventory: 308
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$787
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $70

Break-even live

Break-even rent $1,176

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $155	-5% $112	+0% $70	+5% $27	+10% $-15
Rent	-10% $-30	-5% $20	+0% $70	+5% $120	+10% $170
Rate	-1.0pp $145	-0.5pp $108	base $70	+0.5pp $31	+1.0pp $-9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	25d	1	0.71mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	16d	1	1.03mi
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	16d	1	1.04mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	25d	1	1.30mi
201 Arthur Dr Unit I Thomasville, NC	2.0	1.0	875	$895	$1.02	21d	1	1.38mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   historical Due Diligence Period
3. 2026-04-28
   listed $150,000 Active
4. 2022-09-09
   soldstatus $89,000 Closed 313-char remark

   Show marketing remark (313 chars)

   Attention first time home buyers and investors! Check out this 3 bedroom home in Thomasville located on a quiet street. The laminate wood floors in the living room are brand new and it has a great fenced in back yard with a storage building! Don't wait, make your appointment today! Agents see agent only remarks.

5. 2022-09-08
   soldstatus $89,000
6. 2022-08-05
   status Pending 313-char remark

   Show marketing remark (313 chars)

   Attention first time home buyers and investors! Check out this 3 bedroom home in Thomasville located on a quiet street. The laminate wood floors in the living room are brand new and it has a great fenced in back yard with a storage building! Don't wait, make your appointment today! Agents see agent only remarks.

7. 2022-08-03
   listed $92,500 Active 313-char remark

   Show marketing remark (313 chars)

   Attention first time home buyers and investors! Check out this 3 bedroom home in Thomasville located on a quiet street. The laminate wood floors in the living room are brand new and it has a great fenced in back yard with a storage building! Don't wait, make your appointment today! Agents see agent only remarks.

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$270/yr (+$22/mo · 28.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,174
• − Mortgage interest: −$8,402
• − Property taxes: −$960
• − Insurance: −$750
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,364
• Taxable loss: −$1,730
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,253/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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 of 178 in NC

Livability — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• Metro: Winston-Salem, 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

+62.2% since first listed

7 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-04-30 Contingent — Triad MLS
• 2026-04-28 Listed $150,000 Triad MLS
• 2022-09-09 Sold (MLS) $89,000 Triad MLS
• 2022-09-08 Sold (Public Records) $89,000 Public Records
• 2022-08-05 Pending — Triad MLS
• 2022-08-03 Listed $92,500 Triad MLS

Property tax history

+2.0%/yr

Latest (2025): $960 · +0.0% YoY. Source: county tax records.