1222 Rauhut St · Burlington, NC 27217

$120,000

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 10 Days on market

Built 1948 0.56 ac lot Est $157k · 24% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• 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 MLS

**Investor or Renovation Opportunity!** 1222 Rauhut Street is full of potential and ready for its next chapter. Previously used as a rental, this home offers solid bones and a great foundation for updates and improvements. Situated on a flat half-acre lot, the property features 1 bedroom plus a flex space that has been used as a second bedroom, along with 1 full bathroom. The kitchen and bathroom have been updated, and a new roof was installed in 2024 — providing a strong start for your renovation plans. An attached carport with a storage closet provides outdoor functionality, and the spacious lot offers room to expand or create your ideal outdoor setup. With some TLC, this property could shine — perfect for investors, renovators, or buyers looking to customize a home to their vision.

Key facts

• Flat half-acre lot
• Attached carport
• Storage closet

Tags

• FLAT HALF-ACRE LOT
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW ROOF
• ATTACHED CARPORT
• STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.9% 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+, crime F, amenities 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.
• Zoned schools: Turrentine Middle (math 21% / reading 37%, grade F, #350 of 475 statewide, top 74%, 929 students, 68% FRL); Walter M Williams High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,343 students, 58% FRL).
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $120,000

Questions for the listing agent

1. Built in 1948 — 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: 1.07% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $157,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Rauhut St	0.00mi	2/1.0	864 (+2%)	0mo	$95,000	$110	96
1118 Jackson St	0.32mi	2/1.0	830 (-2%)	13mo	$165,000	$199	71
905 N Park Rd	0.49mi	2/1.0	824 (-2%)	6mo	$142,000	$172	68
525 Lakeside Ave	0.61mi	2/1.0	861 (+2%)	3mo	$85,000	$99	66
1204 Wallace St	0.44mi	2/1.0	900 (+6%)	6mo	$180,000	$200	64
436 Fulton St	0.70mi	3/1.0 (+1)	820 (-3%)	0mo	$90,000	$110	57
707 Richmond Ave	0.53mi	2/1.0	888 (+5%)	13mo	$185,000	$208	56
1020 Lakeside Ave	0.65mi	2/1.0	902 (+7%)	4mo	$200,000	$222	55
1210 Shaw St	0.26mi	2/1.0	727 (-14%)	13mo	$195,000	$268	53
903 N Park Rd	0.48mi	2/1.0	910 (+8%)	15mo	$116,000	$127	52
1204 Jackson St	0.38mi	1/1.0 (-1)	765 (-10%)	17mo	$130,000	$170	48
703 Richmond Ave	0.54mi	2/2.0	966 (+14%)	17mo	$180,000	$186	33

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,252
• Equity at exit: $17,892

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $7,082
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $262

Break-even live

Break-even rent $954

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $296	+0% $262	+5% $228	+10% $194
Rent	-10% $160	-5% $211	+0% $262	+5% $313	+10% $363
Rate	-1.0pp $322	-0.5pp $292	base $262	+0.5pp $231	+1.0pp $199

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Chandler Ave Burlington, NC	2.0	1.0	750	$1,275	$1.70	14d	1	0.41mi
1000 Camden St Burlington, NC	2.0	1.0	600	$1,095	$1.82	14d	1	0.45mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	21d	1	0.63mi
654 Lakeside Ave Unit 654 Burlington, NC	2.0	1.0	830	$1,125	$1.36	14d	1	0.64mi
306 N Ireland St Unit 306 Burlington, NC	2.0	1.0	807	$1,250	$1.55	21d	1	0.86mi
1013 Attica St Burlington, NC	2.0	1.0	855	$1,245	$1.46	14d	1	1.06mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,512	$1.48	14d	19	1.07mi
607 N Main St Unit 609 Burlington, NC	1.0	1.0	568	$850	$1.50	21d	1	1.16mi
1322 Elm St Burlington, NC	3.0	1.5	848	$1,550	$1.83	14d	1	1.16mi
910 N Main St Unit A Burlington, NC	2.0	2.0	1100	$1,395	$1.27	14d	1	1.18mi
1331 Elm St Burlington, NC	3.0	1.0	950	$1,475	$1.55	21d	1	1.21mi
317 Caswell St Unit 2 Burlington, NC	1.0	1.0	650	$750	$1.15	21d	1	1.28mi
1016 Washington St Unit A Burlington, NC	1.0	1.0	650	$775	$1.19	21d	1	1.29mi
511 W Davis St Burlington, NC	2.0	2.0	840	$2,395	$2.85	21d	1	1.36mi
1615 Cadiz St Burlington, NC	2.0	1.0	1100	$1,200	$1.09	21d	1	1.38mi
1128 Ava St Burlington, NC	2.0	1.0	900	$1,200	$1.33	14d	1	1.41mi
1016 Grace Ave Burlington, NC	3.0	1.0	994	$1,245	$1.25	21d	1	1.44mi
411 S Saint John St Burlington, NC	1.0	1.0	700	$1,100	$1.57	21d	1	1.47mi
916 Harris St Burlington, NC	1.0	1.0	601	$895	$1.49	21d	1	1.48mi

Listing history 4 events

1. 2026-03-05
   status Pending Accepting Backup Offers 810-char remark

   Show marketing remark (810 chars)

   **Investor or Renovation Opportunity!** 1222 Rauhut Street is full of potential and ready for its next chapter. Previously used as a rental, this home offers solid bones and a great foundation for updates and improvements. Situated on a flat half-acre lot, the property features 1 bedroom plus a flex space that has been used as a second bedroom, along with 1 full bathroom. The kitchen and bathroom have been updated, and a new roof was installed in 2024 — providing a strong start for your renovation plans. An attached carport with a storage closet provides outdoor functionality, and the spacious lot offers room to expand or create your ideal outdoor setup. With some TLC, this property could shine — perfect for investors, renovators, or buyers looking to customize a home to their vision.

2. 2026-03-05
   status Pending

   Show marketing remark (810 chars)

   **Investor or Renovation Opportunity!** 1222 Rauhut Street is full of potential and ready for its next chapter. Previously used as a rental, this home offers solid bones and a great foundation for updates and improvements. Situated on a flat half-acre lot, the property features 1 bedroom plus a flex space that has been used as a second bedroom, along with 1 full bathroom. The kitchen and bathroom have been updated, and a new roof was installed in 2024 — providing a strong start for your renovation plans. An attached carport with a storage closet provides outdoor functionality, and the spacious lot offers room to expand or create your ideal outdoor setup. With some TLC, this property could shine — perfect for investors, renovators, or buyers looking to customize a home to their vision.

3. 2026-02-23
   listed $120,000 Active
4. 2026-02-21
   listed $120,000 Active 810-char remark

   Show marketing remark (810 chars)

   **Investor or Renovation Opportunity!** 1222 Rauhut Street is full of potential and ready for its next chapter. Previously used as a rental, this home offers solid bones and a great foundation for updates and improvements. Situated on a flat half-acre lot, the property features 1 bedroom plus a flex space that has been used as a second bedroom, along with 1 full bathroom. The kitchen and bathroom have been updated, and a new roof was installed in 2024 — providing a strong start for your renovation plans. An attached carport with a storage closet provides outdoor functionality, and the spacious lot offers room to expand or create your ideal outdoor setup. With some TLC, this property could shine — perfect for investors, renovators, or buyers looking to customize a home to their vision.

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$95/yr (+$8/mo · 10.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $15,423
• − Mortgage interest: −$6,722
• − Property taxes: −$889
• − Insurance: −$600
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,491
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,842/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

+0.0% since first listed

4 events — show timeline

• 2026-03-05 Pending — Triad MLS
• 2026-03-05 Pending — TMLS
• 2026-02-23 Listed $120,000 TMLS
• 2026-02-21 Listed $120,000 Triad MLS

Property tax history

+9.7%/yr

Latest (2025): $889 · +2.6% YoY. Source: county tax records.