1105 Fontaine Rd · Roxboro, NC 27574

$345,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 128 Days on market

Built 1985 2.61 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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy Peace and Tranquility at Beautiful Mayo Lake! Privately situated 3 bedroom, 2 bath home, on 2.61 acres (3 lots) with access and a view of scenic Mayo Lake. You'll love the fabulous water views from the oversized kitchen window and the large bay window in the living room. The open-concept kitchen and dining area offers generous cabinetry and space for entertaining. A large laundry room/pantry provides excellent storage options. The primary bedroom features two spacious closets and a private bath with a walk-in therapeutic tub. Outside, there's no shortage of room to roam, with several outbuildings and a detached carport. Also Large Back Deck with handicap accessible ramp. Property b

Key facts

• Water views
• Mayo lake access
• Open-concept kitchen

Tags

• MAYO LAKE ACCESS
• WATER VIEWS
• OPEN-CONCEPT KITCHEN
• LARGE LAUNDRY ROOM
• PRIVATE BATH
• WALK-IN THERAPEUTIC TUB

Property features AI

Finance

• Other: Approximately 2.61-acre lot; Private and state road frontage; gravel road surface; mixed private and public maintenance
• HOA & community: No homeowners association

Exterior

• Parking: Open parking for 4 vehicles; Detached carport; Concrete parking surface
• Utilities: Well water; Septic tank
• Home design: House; One-story; Entry level: One
• Construction: Brick and vinyl siding exterior; Shingle roof; Brick/mortar foundation; Built as a house (structure type indicated)
• Exterior features: Deck; Front porch; Screened porch; Outbuilding / shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace(s); Forced air heating; Central air conditioning
• Interior features: Bathtub/shower combination; Ceiling fans; Entrance foyer; Kitchen island; Pantry; Accessible approach with ramp
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $276k (20.1% below list).
• Recommended offer: $276k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Roxboro — 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 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: Stories Creek Elementary (math 52% / reading 49%, grade D+, #403 of 1,410 statewide, top 29%, 365 students, 99% FRL); Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL) — zoned schools average 80% FRL vs 54% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 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 $37k of equity ($2k loan paydown + $34k 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 $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; list at $345k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $275,610 (20.1% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 0.80% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.4

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $190,972
• Equity at exit: $310,803

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $559,639
• Equity at exit: $670,259

Cash invested: $96,600 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 129
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,756 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $50

Break-even live

Break-even rent $2,693

Max offer price $345,000

Occupancy floor 93%

Sensitivity live

Price	-10% $245	-5% $148	+0% $50	+5% $-48	+10% $-145
Rent	-10% $-168	-5% $-59	+0% $50	+5% $159	+10% $268
Rate	-1.0pp $224	-0.5pp $138	base $50	+0.5pp $-39	+1.0pp $-130

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $345,000 Active 128 DOM
2. 2026-06-18
   days on market $345,000 Active 126 DOM
3. 2026-06-17
   days on market $345,000 Active 125 DOM
4. 2026-06-16
   days on market $345,000 Active 124 DOM
5. 2026-06-15
   days on market $345,000 Active 123 DOM
6. 2026-06-13
   days on market $345,000 Active 121 DOM
7. 2026-06-12
   days on market $345,000 Active 120 DOM
8. 2026-06-09
   days on market $345,000 Active 117 DOM
9. 2026-06-08
   days on market $345,000 Active 116 DOM
10. 2026-06-07
    days on market $345,000 Active 115 DOM
11. 2026-06-05
    days on market $345,000 Active 113 DOM
12. 2026-06-04
    days on market $345,000 Active 111 DOM
13. 2026-06-02
    days on market $345,000 Active 110 DOM
14. 2026-06-01
    days on market $345,000 Active 109 DOM
15. 2026-05-31
    days on market $345,000 Active 108 DOM
16. 2026-05-04
    price $345,000
17. 2026-03-13
    price $349,000
18. 2026-02-13
    price $359,000
19. 2026-02-12
    listed $259,000 Active
20. 2025-11-19
    historical
21. 2025-10-09
    price $369,900
22. 2025-08-28
    price $384,900
23. 2025-07-12
    listed $395,000 Active
24. 2023-09-29
    soldstatus $111,500
25. 1993-07-08
    soldstatus $95,000

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,829 · $236/mo
• Expected delta: +$738/yr (+$62/mo · 35.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,073
• − Mortgage interest: −$19,325
• − Property taxes: −$2,091
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − Depreciation: −$10,036
• Taxable loss: −$5,396
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $1,896/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

+263.2% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $345,000 TMLS
• 2026-03-13 Price Changed $349,000 TMLS
• 2026-02-13 Price Changed $359,000 TMLS
• 2026-02-12 Listed $259,000 TMLS
• 2025-11-19 Listing Removed — TMLS
• 2025-10-09 Price Changed $369,900 TMLS
• 2025-08-28 Price Changed $384,900 TMLS
• 2025-07-12 Listed $395,000 TMLS
• 2023-09-29 Sold (Public Records) $111,500 Public Records
• 1993-07-08 Sold (Public Records) $95,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,091 · +39.4% YoY. Source: county tax records.