870 Morton-pulliam Rd · Roxboro, NC 27574

$265,000

2 bd · 1.5 ba · 1,683 sqft · SingleFamily public records · 4 Days on market

Built 1901 3.67 ac lot

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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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

Key facts

• Covered front porch
• Open floor plan
• Sliding barn doors

Tags

• COVERED FRONT PORCH
• METAL ROOF
• OPEN FLOOR PLAN
• SLIDING BARN DOORS
• DETACHED CARPORT
• FENCED IN YARD

Property features AI

Finance

• Other: Lot is approximately 3.67 acres; Partially wooded lot; Public maintained paved state road frontage; Directions: From Hwy 57 take a right onto Morton Pulliam Road then home will be on the right.
• HOA & community: No association

Exterior

• Parking: 2-space carport; Driveway; Gravel parking; Total 4 parking spaces; 2 open parking spaces
• Utilities: Well water; Septic tank
• Home design: Site-built home; One and one half stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio/deck; Deck; Front porch; Fenced yard (back yard); Garden; Private entrance; Private yard; Storage; Outbuilding

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Storage; Insulated windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/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 $250k (5.7% below list).
• Recommended offer: $250k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 128 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $131k; list at $265k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 21% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,842 (5.7% below list)

Questions for the listing agent

1. Built in 1901 — 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 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?
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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $166,757
• Equity at exit: $238,733

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $473,176
• Equity at exit: $514,837

Cash invested: $74,200 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 128
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $354

Break-even live

Break-even rent $2,051

Max offer price $265,000

Occupancy floor 81%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-20
   listed $265,000 Active
2. 2023-12-12
   price $95,900 130-char remark

   Show marketing remark (130 chars)

   NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

3. 2018-10-18
   soldstatus $131,000 Closed 525-char remark

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

4. 2018-10-18
   soldstatus $131,000 525-char remark

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

5. 2018-10-18
   soldstatus $135,000

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

6. 2018-09-15
   historical Contingent 525-char remark

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

7. 2018-09-08
   listed $135,000 Active 525-char remark

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

8. 2018-09-08
   listed $135,000 525-char remark

   Show marketing remark (525 chars)

   QUAINT AND COZY Farmhouse situated on tranquil 3.53 acres. Rare Find in this Area! Home has lots of updates and has been lovingly maintained; Featuring the charm of authentic beadboard but with an Updated look. Kitchen with SS appliances & Island; Updated Full Bath & 1/2 bath; Spacious Family Room; Master Bedroom adjoins room with Built in Cabinetry that could be used as office or another Bedroom. 2 Bonus Rooms upstairs offers additional Living area. Plenty of room for a garden, animals etc. No Restrictions!

9. 2000-04-20
   soldstatus $82,000
10. 2000-04-19
    price $197,900 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

11. 2000-04-19
    soldstatus $82,000 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

12. 2000-04-19
    soldstatus $82,000 Sold 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

13. 2000-04-19
    soldstatus $82,000 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

14. 1999-12-23
    listed $95,900 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

15. 1999-12-23
    listed $95,900 130-char remark

    Show marketing remark (130 chars)

    NICE, OLD, COUNTRY FARM HOME WITH HEATPUMP(REPLACED 3 YEARS AGO) REPLACEMENT WINDOWS. LOCATED ON 3+- ACRE LOT. ACTUAL AGE UNKNOWN.

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$733/yr (+$61/mo · 50.9%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% 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: $29,981
• − Mortgage interest: −$14,844
• − Property taxes: −$1,440
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$7,709
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $4,276/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,954
• Population (ZIP): 14,163

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.68%
• Current HPI: 276.8767
• 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

+176.3% since first listed

15 events — show timeline

• 2026-05-20 Listed $265,000 TMLS
• 2023-12-12 Price Changed $95,900 TMLS
• 2018-10-18 Sold (Public Records) $135,000 Public Records
• 2018-10-18 Sold (MLS) $131,000 AMLSNC
• 2018-10-18 Sold (MLS) $131,000 TMLS
• 2018-09-15 Contingent — TMLS
• 2018-09-08 Listed $135,000 AMLSNC
• 2018-09-08 Listed $135,000 TMLS
• 2000-04-20 Sold (Public Records) $82,000 Public Records
• 2000-04-19 Sold (MLS) $82,000 AMLSNC
• 2000-04-19 Sold (MLS) $82,000 TMLS
• 2000-04-19 Sold (MLS) $82,000 TMLS
• 2000-04-19 Price Changed $197,900 TMLS
• 1999-12-23 Listed $95,900 AMLSNC
• 1999-12-23 Listed $95,900 TMLS

Property tax history

+7.0%/yr

Latest (2025): $1,440 · +32.0% YoY. Source: county tax records.