13570 N Carolina 119 · Milton, NC 27343

$165,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 1 Days on market

Built 1900 2.13 ac lot

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained Cozy 3 Bedroom 1 Bath home located in Semora.

Key facts

• 2.13 acre lot
• Built 1900

Property features AI

Finance

• Other: Living area about 1,350 (above grade finished area 1,350); County: Caswell
• HOA & community: No homeowners association

Exterior

• Utilities: Well water; Septic sewer
• Home design: Site-built single-story home; One level
• Construction: Frame construction; Built as a site-built structure
• Exterior features: Permanent foundation; Metal roof; Publicly maintained road access; Approximately 2.13-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating specified; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-112/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (24.7% below list).
• Recommended offer: $124k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 0.5% in Milton — 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 62/100 on livability (#455 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Caswell County Schools (rural): math 24% / reading 37% proficiency, ranked #146 of 178 in NC (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Elementary (math 17% / reading 37%, grade F, #1,033 of 1,410 statewide, top 76%, 252 students, 96% FRL); N L Dillard Middle (math 21% / reading 35%, grade F, #360 of 475 statewide, top 77%, 500 students, 71% FRL); Bartlett Yancey High (math 32% / reading 47%, grade F, #393 of 535 statewide, top 75%, 679 students, 64% FRL) — zoned schools average 77% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 54 units permitted in Caswell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Caswell County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,288 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. 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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.32×
• Total profit: $14,946
• Equity at exit: $69,655

10-year hold

• IRR: 9.0%
• Equity multiple: 2.29×
• Total profit: $59,375
• Equity at exit: $103,945

Cash invested: $46,200 (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 27343

• Home prices YoY: 0.7%
• Active inventory: 44
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-9

Break-even live

Break-even rent $1,255

Max offer price $163,353

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $37	+0% $-9	+5% $-56	+10% $-103
Rent	-10% $-108	-5% $-58	+0% $-9	+5% $40	+10% $89
Rate	-1.0pp $74	-0.5pp $33	base $-9	+0.5pp $-52	+1.0pp $-96

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 61-char remark
2. 2026-06-13
   listed $165,000 Pending 1 DOM

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$667/yr (+$56/mo · 97.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,915
• − Mortgage interest: −$9,243
• − Property taxes: −$686
• − Insurance: −$825
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,800
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $614/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: Caswell County Schools
• NCES district ID: 3700660
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $38,172
• Composite: 25.44/100
• National rank: #7452
• State rank: #146 of 178 in NC

Livability — Milton

• Score: 62/100
• State rank: #455
• US rank: #16716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,606

Population outlook (Caswell County) Hauer SSP2

• Today (2025): 21,389 people
• By 2030: 20,297 · -5.1%
• By 2040: 17,848 · -16.6%
• By 2050: 15,578 · -27.2%
• By 2075: 11,939 · -44.2%
• By 2100: 8,930 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 29% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Lithuanian 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Caswell

• 2024 margin: Strong R (+24.6) · D 37.4% · R 61.9%
• 2008→2024 swing: -27.7pp toward R · 2008: 3.1pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+18.5 2016: R+11.5 2012: R+2.7 2008: D+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.51%
• Current HPI: 358.3065
• 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

2 events — show timeline

• 2026-06-10 Pending — TMLS
• 2026-06-09 Listed $165,000 TMLS

Property tax history

+2.7%/yr

Latest (2025): $686 · +6.3% YoY. Source: county tax records.