128 Avon St · Mocksville, NC 27028

$239,000

2 bd · 1.5 ba · 1,494 sqft · Land public records · 28 Days on market

Built 1953 0.28 ac lot

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in a convenient downtown location offering comfort, character, and functional living space. Inside you will find wood, vinyl, and carpet flooring, spacious bedrooms, and a custom walk in closet with excellent storage. The eat in kitchen features built in banquet seating that creates the perfect space for meals, gatherings, or morning coffee. A spacious laundry room adds extra convenience and flexibility. Outside, enjoy a flat lot with mature shade trees, privacy fence, and expansive front porch ideal for relaxing evenings. Conveniently located near shopping, dining, and local amenities, this property offers a great combination of charm and accessibility.

Key facts

• Flat lot
• Privacy fence
• Mature shade trees

Tags

• CUSTOM WALK-IN CLOSET
• BUILT IN BANQUET SEATING
• SPACIOUS LAUNDRY ROOM
• FLAT LOT
• MATURE SHADE TREES
• PRIVACY FENCE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); One level
• Construction: Site-built construction; Aluminum exterior; Slab foundation
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: 9 total rooms; Electric water heater; Central air
• Laundry & utility: Laundry room on the main level with washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $239k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (26.8% below list).
• Recommended offer: $175k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Mocksville — 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 73/100 on livability (#68 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, employment D.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 219 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 30% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $15k; list at $239k implies a 1493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,035 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-43,121
• Equity at exit: $35,636

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-43,475
• Equity at exit: $20,664

Cash invested: $66,920 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 219
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-67

Break-even live

Break-even rent $1,836

Max offer price $227,087

Occupancy floor 99%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Spring St Mocksville, NC	3.0	2.0	1405	$1,750	$1.25	23d	1	0.93mi
246 Winding Creek Rd Mocksville, NC	3.0	2.0	1441	$1,825	$1.27	14d	1	0.99mi
127 Willhaven Dr Mocksville, NC	2.0	2.0	1029	$1,155	$1.12	2d	1	1.22mi
275 Milling Rd Mocksville, NC	2.0	2.0	1056	$1,500	$1.42	23d	1	1.32mi

Listing history 18 events

1. 2026-06-14
   status $239,000 Pending 28 DOM
2. 2026-06-10
   days on market $239,000 Active 28 DOM
3. 2026-06-09
   days on market $239,000 Active 27 DOM
4. 2026-06-08
   days on market $239,000 Active 26 DOM
5. 2026-06-07
   days on market $239,000 Active 25 DOM
6. 2026-06-03
   days on market $239,000 Active 21 DOM
7. 2026-06-02
   days on market $239,000 Active 20 DOM
8. 2026-06-01
   days on market $239,000 Active 19 DOM
9. 2026-05-31
   days on market $239,000 Active 18 DOM
10. 2026-05-31
    days on market $239,000 Active 17 DOM
11. 2026-05-15
    historical Due Diligence Period 676-char remark

    Show marketing remark (676 chars)

    Charming home in a convenient downtown location offering comfort, character, and functional living space. Inside you will find wood, vinyl, and carpet flooring, spacious bedrooms, and a custom walk in closet with excellent storage. The eat in kitchen features built in banquet seating that creates the perfect space for meals, gatherings, or morning coffee. A spacious laundry room adds extra convenience and flexibility. Outside, enjoy a flat lot with mature shade trees, privacy fence, and expansive front porch ideal for relaxing evenings. Conveniently located near shopping, dining, and local amenities, this property offers a great combination of charm and accessibility.

12. 2026-05-13
    listed $239,000 Active
13. 2026-05-08
    listed $239,000 Active 676-char remark

    Show marketing remark (676 chars)

    Charming home in a convenient downtown location offering comfort, character, and functional living space. Inside you will find wood, vinyl, and carpet flooring, spacious bedrooms, and a custom walk in closet with excellent storage. The eat in kitchen features built in banquet seating that creates the perfect space for meals, gatherings, or morning coffee. A spacious laundry room adds extra convenience and flexibility. Outside, enjoy a flat lot with mature shade trees, privacy fence, and expansive front porch ideal for relaxing evenings. Conveniently located near shopping, dining, and local amenities, this property offers a great combination of charm and accessibility.

14. 2015-03-31
    soldstatus $15,000 19-char remark

    Show marketing remark (19 chars)

    2 Bedrooms, 1 bath!

15. 2014-01-28
    listed $27,900 19-char remark

    Show marketing remark (19 chars)

    2 Bedrooms, 1 bath!

16. 2006-05-23
    soldstatus $75,000
17. 1997-06-29
    soldstatus $35,000
18. 1996-06-01
    soldstatus $35,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$792/yr (+$66/mo · 67.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,004
• − Mortgage interest: −$13,388
• − Property taxes: −$1,167
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,953
• Taxable loss: −$5,059
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $405/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: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

Livability — Mocksville

• Score: 73/100
• State rank: #68
• US rank: #5153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mocksville, NC
• County: Davie County · 42,813 people
• City population: 26,566
• Metro: Winston-Salem, NC
• Population (ZIP): 26,566
• Household income: $69,137
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 512.0

Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.58%
• Current HPI: 191.2464
• Rent YoY: —
• Metro: Winston-Salem, 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

+582.9% since first listed

8 events — show timeline

• 2026-05-15 Contingent — Triad MLS
• 2026-05-13 Listed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-08 Listed $239,000 Triad MLS
• 2015-03-31 Sold (MLS) $15,000 Triad MLS
• 2014-01-28 Listed $27,900 Triad MLS
• 2006-05-23 Sold (Public Records) $75,000 Public Records
• 1997-06-29 Sold (Public Records) $35,000 Public Records
• 1996-06-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,167 · +25.4% YoY. Source: county tax records.