1757 Jewel Rd · Danbury, NC 27016

$49,900

3 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 54 Days on market

Built 1920 0.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 1920 farmhouse that sits on approximately half an acre, offering endless potential for the right buyer. This unique property features a spacious front porch perfect for relaxing and enjoying the peaceful surroundings. Inside, you'll find a non-traditional layout with one bedroom on the main level and two additional bedrooms upstairs. This home is a true fixer-upper, ideal for investors or buyers looking to customize and create their dream space. Please note that the upstairs square footage is not included due to unverified ceiling heights and concerns regarding flooring strength—access is at the buyer’s own risk. =Bring your vision and restore this farmhouse to its full

Key facts

• Spacious front porch
• Endless potential
• Fixer-upper

Tags

• SPACIOUS FRONT PORCH
• NON-TRADITIONAL LAYOUT
• FIXER-UPPER
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Located in the Greensboro association area (no HOA); Directions: Salem Highway to Jewel Road; property on the left
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: Well water source; Septic sewer; Electric water heater
• Home design: Residential, stick/site-built house; One-and-a-half story; Built in 1920; Living room fireplace
• Construction: See remarks for construction materials; Crawl space foundation
• Exterior features: Half-acre lot; Well water; Septic tank; Publicly maintained road access; No pool

Interior

• Kitchen: Kitchen on the main level (approx. 13'1" x 13'7"); Electric water heater
• Bedrooms: Two bedrooms on the second level (approx. 13'2" x 13'6" and 13'5" x 15'1"); One bedroom/main living area on the main level (approx. 13'3" x 15'3")
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil-fired heating with circulator and fireplace(s); No central cooling
• Interior features: Primary bedroom on the main level; Six total rooms
• Laundry & utility: Main-level laundry room (approx. 5'6" x 6'7")

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 1.7% in Danbury — 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 68/100 on livability (#192 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Stokes County Schools (rural): math 48% / reading 46% proficiency, ranked #78 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 230 units permitted in Stokes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $4k appreciation (8.2% local appreciation)).
• Stokes County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1920 — 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 D-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: 2.51% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.19%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.8%
• Equity multiple: 5.54×
• Total profit: $63,501
• Equity at exit: $38,474

10-year hold

• IRR: 62.9%
• Equity multiple: 11.93×
• Total profit: $152,768
• Equity at exit: $76,916

Cash invested: $13,972 (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 27016

• Home prices YoY: 3.5%
• Active inventory: 31
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $666

Break-even live

Break-even rent $407

Max offer price $49,900

Occupancy floor 42%

Sensitivity live

Price	-10% $694	-5% $680	+0% $666	+5% $652	+10% $638
Rent	-10% $567	-5% $616	+0% $666	+5% $715	+10% $765
Rate	-1.0pp $691	-0.5pp $679	base $666	+0.5pp $653	+1.0pp $640

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-22
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-14
   historical Due Diligence Period
4. 2026-04-04
   price $49,900
5. 2026-03-29
   listed $59,900 Active
6. 2025-11-05
   price $50,000

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $472 · $39/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 5/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,003
• − Mortgage interest: −$2,795
• − Property taxes: −$472
• − Insurance: −$250
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,452
• Taxable income: $7,634
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $6,158/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: Stokes County Schools
• NCES district ID: 3704380
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $42,284
• Composite: 39.58/100
• National rank: #3928
• State rank: #78 of 178 in NC

Livability — Danbury

• Score: 68/100
• State rank: #192
• US rank: #9582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,858

Population outlook (Stokes County) Hauer SSP2

• Today (2025): 44,106 people
• By 2030: 42,264 · -4.2%
• By 2040: 37,833 · -14.2%
• By 2050: 32,818 · -25.6%
• By 2075: 23,281 · -47.2%
• By 2100: 15,676 · -64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Slovak 5% Serbian 3% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stokes

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.6pp toward R · 2008: -35.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.8 2016: R+55.6 2012: R+42.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.17%
• Current HPI: 244.3559
• 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

-0.2% since first listed

6 events — show timeline

• 2026-05-22 Pending — Triad MLS
• 2026-04-28 Relisted — Triad MLS
• 2026-04-14 Contingent — Triad MLS
• 2026-04-04 Price Changed $49,900 Triad MLS
• 2026-03-29 Listed $59,900 Triad MLS
• 2025-11-05 Price Changed $50,000 Triad MLS

Property tax history

+15.7%/yr

Latest (2025): $472 · +38.1% YoY. Source: county tax records.