533 N Beaumont Ave · Burlington, NC 27217

$141,000

3 bd · 1.5 ba · 1,375 sqft · SingleFamily public records · 14 Days on market

Built 1976 0.26 ac lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Brick ranch in the Cedarcliff Park subdivision in Burlington. Offering 3 bedrooms and 1.5 baths. The kitchen opens to the dining room, and you'll find a living room and a den with a fireplace. There is a sunroom and laundry room. The backyard has a patio and storage building. Be Sure to Check the HUD Website PRIOR to Showing the Property. If the Property is no Longer Showing on the HUD site you Will NOT be Able to Submit an Offer. There May be a delay in the Status being Changed on the MLS. FHA 387-048738 10 days Eligible Bidders-Owner Occupants, Nonprofits, Government Agencies only. Visit Hudhomestore for Property Condition Report, environmental concerns, online bidding, and required contr

Key facts

• Backyard patio
• Laundry room
• Living room

Tags

• KITCHEN OPENS TO DINING ROOM
• LIVING ROOM
• DEN WITH FIREPLACE
• SUNROOM
• LAUNDRY ROOM
• BACKYARD PATIO

Property features AI

Finance

• Other: County: Alamance
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story house; Entry level on one level
• Construction: Brick and brick veneer exterior; Shingle roof; Built as a house
• Exterior features: Publicly maintained road access; Lot approximately 0.26 acres; Zoned R-9

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Linoleum; Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No central heating specified; Central air; gas pack; heat pump; other cooling
• Interior features: Carpet, linoleum, tile and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Cap rate 9.2% 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+, schools F, crime 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.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 6 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).
• This rent runs 39% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $975 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $141,000

Questions for the listing agent

1. Built in 1976 — 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 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $284,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 N Beaumont Ave	0.09mi	3/2.0	1,330 (-3%)	1mo	$255,000	$192	88
1030 Pinnix Loop	0.32mi	3/2.0	1,375 (0%)	3mo	$288,999	$210	81
1045 Pinnix Loop	0.28mi	3/2.0	1,397 (+2%)	2mo	$286,999	$205	81
1029 Pinnix Loop	0.31mi	3/2.5	1,369 (-0%)	4mo	$285,000	$208	78
1008 Pinnix Loop	0.36mi	3/2.0	1,397 (+2%)	4mo	$284,000	$203	76
1111 Morningside Dr	0.43mi	3/2.5	1,349 (-2%)	4mo	$235,000	$174	69
1007 Pinnix Loop	0.36mi	3/2.5	1,302 (-5%)	6mo	$268,999	$207	66
325 Courtland Ter	0.44mi	3/1.0	1,270 (-8%)	3mo	$215,500	$170	62
1035 Pinnix Loop	0.30mi	3/2.0	1,200 (-13%)	1mo	$264,999	$221	62
1907 Wilkins St	0.56mi	4/3.0 (+1)	1,453 (+6%)	2mo	$330,000	$227	52
915 Apple St	0.65mi	3/2.0	1,258 (-8%)	4mo	$274,000	$218	50
814 Elizabeth St	0.73mi	4/1.0 (+1)	1,435 (+4%)	4mo	$187,000	$130	48

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,280
• Equity at exit: $21,024

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $11,739
• Equity at exit: $12,191

Cash invested: $39,480 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$739
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $341

Break-even live

Break-even rent $1,242

Max offer price $141,000

Occupancy floor 75%

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,799	$1.76	13d	19	0.21mi
1900 Morningside Dr Burlington, NC	1.0–3.0	1.0–2.0	1076	$1,500	$1.39	13d	1	0.55mi
910 N Main St Unit A Burlington, NC	2.0	2.0	1100	$1,395	$1.27	13d	1	0.74mi
1016 Grace Ave Burlington, NC	3.0	1.0	994	$1,245	$1.25	21d	1	0.80mi
116 Stagg St Burlington, NC	3.0	2.0	1550	$2,050	$1.32	21d	1	1.33mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	21d	1	1.47mi

Listing history 12 events

1. 2026-06-19
   days on market $141,000 Active 14 DOM
2. 2026-06-18
   days on market $141,000 Active 13 DOM
3. 2026-06-17
   days on market $141,000 Active 12 DOM
4. 2026-06-16
   days on market $141,000 Active 11 DOM
5. 2026-06-15
   days on market $141,000 Active 10 DOM
6. 2026-06-14
   days on market $141,000 Active 8 DOM
7. 2026-06-13
   days on market $141,000 Active 7 DOM
8. 2026-06-10
   days on market $141,000 Active 5 DOM
9. 2026-06-09
   days on market $141,000 Active 4 DOM
10. 2026-06-08
    days on market $141,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $141,000 Active 2 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $20,091
• − Mortgage interest: −$7,898
• − Property taxes: −$2,197
• − Insurance: −$705
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,102
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $3,623/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

1 event — show timeline

• 2026-06-05 Listed $141,000 TMLS

Property tax history

+13.0%/yr

Latest (2025): $2,197 · +2.6% YoY. Source: county tax records.