904 Branch St · Eden, NC 27288

$109,000

2 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 115 Days on market

Built 1932 8,232 sqft lot Est $141k · 23% under ↓ 5% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet dead-end street, this charming two-bedroom, one-bathroom home offers comfort, character, and privacy. Hardwood floors flow through the living spaces, creating a warm and inviting atmosphere from the moment you step inside. The cozy living room with built-in shelves provide the perfect place to relax or entertain, while layout makes everyday living easy and functional. Both bedrooms offer comfortable retreats with great natural light. Outside enjoy the peaceful setting with minimal traffic- ideal for morning coffee, evening unwinding, or simply enjoying the surroundings on your front porch or deck. Whether you're a first-time buyer, downsizing, or looking for a smart i

Key facts

• 8,232 sq ft lot
• Built 1932
• Listed 115 days

Property features AI

Finance

• Other: No pool; No guest house
• HOA & community: No homeowners association; Subdivision: West Burton

Exterior

• Parking: On-street parking
• Security: Deadbolt(s)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1932; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; City lot; Storage building on property; Public-maintained road access

Interior

• Kitchen: Range; Range hood
• Bedrooms: Bedroom on main level (9ft x 11ft 8in)
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heat pump; Forced air; Dual fuel system; Electric heating; Natural gas heating
• Interior features: Built-in features; Ceiling fan(s); Deadbolt(s); Primary bedroom on main level
• Laundry & utility: Washer hookup on main level; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $52 ($629/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 $93k (14.6% below list).
• Recommended offer: $93k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leaksville-Spray Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 404 students, 99% FRL); J E Holmes Middle (math 31% / reading 37%, grade F, #294 of 475 statewide, top 63%, 627 students, 99% FRL); John M Morehead High (math 22% / reading 47%, grade F, #427 of 535 statewide, top 81%, 814 students, 64% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,125 (14.6% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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 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?
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: 0.85% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $140,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Branch St	0.04mi	2/1.0	1,050 (+4%)	6mo	$149,900	$143	86
963 Harris St	0.12mi	2/1.5	1,066 (+6%)	10mo	$140,000	$131	74
508 Prospect St	0.64mi	2/1.0	1,002 (-0%)	9mo	$139,900	$140	62
1004 Galloway St	0.40mi	3/1.0 (+1)	984 (-2%)	13mo	$177,000	$180	61
1008 Lawson St	0.58mi	3/2.0 (+1)	990 (-2%)	5mo	$185,000	$187	57
607 Forbes St	0.72mi	2/1.0	952 (-6%)	0mo	$125,000	$131	57
608 Cedar St	0.61mi	2/1.0	924 (-8%)	3mo	$87,000	$94	55
621 Patterson St	0.51mi	2/1.0	921 (-8%)	11mo	$70,000	$76	53
618 Prospect St	0.54mi	2/1.0	904 (-10%)	12mo	$55,000	$61	48
1123 Manning St	0.64mi	3/1.0 (+1)	1,080 (+7%)	8mo	$171,000	$158	46
503 Cedar St	0.73mi	2/1.0	884 (-12%)	2mo	$145,000	$164	44
608 Elm St	0.65mi	2/1.0	1,113 (+10%)	14mo	$146,000	$131	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-14,355
• Equity at exit: $16,252

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-8,322
• Equity at exit: $9,424

Cash invested: $30,520 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 214
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $52

Break-even live

Break-even rent $865

Max offer price $109,000

Occupancy floor 89%

Sensitivity live

Price	-10% $114	-5% $83	+0% $52	+5% $22	+10% $-9
Rent	-10% $-21	-5% $16	+0% $52	+5% $89	+10% $126
Rate	-1.0pp $107	-0.5pp $80	base $52	+0.5pp $24	+1.0pp $-5

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Cedar St Unit H Eden, NC	2.0	1.0	780	$975	$1.25	25d	1	0.83mi
704 Irving Ave Unit A Eden, NC	2.0	1.0	900	$900	$1.00	25d	1	0.99mi

Listing history 20 events

1. 2026-06-22
   days on market $109,000 Active 115 DOM
2. 2026-06-18
   days on market $109,000 Active 112 DOM
3. 2026-06-17
   days on market $109,000 Active 111 DOM
4. 2026-06-16
   days on market $109,000 Active 110 DOM
5. 2026-06-15
   days on market $109,000 Active 109 DOM
6. 2026-06-14
   days on market $109,000 Active 107 DOM
7. 2026-06-13
   days on market $109,000 Active 106 DOM
8. 2026-06-10
   days on market $109,000 Active 104 DOM
9. 2026-06-09
   days on market $109,000 Active 103 DOM
10. 2026-06-08
    days on market $109,000 Active 102 DOM
11. 2026-06-07
    days on market $109,000 Active 101 DOM
12. 2026-06-03
    days on market $109,000 Active 97 DOM
13. 2026-06-02
    days on market $109,000 Active 96 DOM
14. 2026-06-01
    days on market $109,000 Active 95 DOM
15. 2026-05-31
    days on market $109,000 Active 94 DOM
16. 2026-05-31
    days on market $109,000 Active 93 DOM
17. 2026-04-08
    price $109,000
18. 2026-03-07
    status Active
19. 2026-03-06
    historical Due Diligence Period
20. 2026-02-26
    listed $115,000 Active

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$98/yr (+$8/mo · 12.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,175
• − Mortgage interest: −$6,106
• − Property taxes: −$795
• − Insurance: −$545
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$3,171
• Taxable loss: −$1,230
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $924/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

-5.2% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $109,000 Triad MLS
• 2026-03-07 Relisted — Triad MLS
• 2026-03-06 Contingent — Triad MLS
• 2026-02-26 Listed $115,000 Triad MLS

Property tax history

+3.6%/yr

Latest (2025): $795 · +0.0% YoY. Source: county tax records.