230 Maple Dr Unit 230/232 · Oxford, NC 27565

$179,999

4 bd · 2.0 ba · 1,296 sqft · MultiFamily · 92 Days on market

Built 1994 ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Rare opportunity to acquire a fully leased, income-producing duplex tucked away on a quiet dead-end street just minutes from downtown Oxford. Recently reduced and strategically priced to sell, this property now offers an attractive 7.80% cap rate, making it a standout option for investors seeking dependable returns with future upside. Conveniently located near shopping, dining, and everyday amenities, the duplex is well positioned for steady, long-term rental performance in a growing market. Each unit features 2 bedrooms and 1 full bath, with both sides currently leased on month-to-month terms--providing immediate cash flow along with flexibility for future rent adjustments. Unit 230 has be

Key facts

• Tenant occupied
• Near shopping dining
• 2 parking spots

Tags

• INCOME PRODUCING DUPLEX
• QUIET DEAD END STREET
• NEAR SHOPPING DINING
• LONG TERM RENTAL PERFORMANCE
• TENANT OCCUPIED
• LOW MAINTENANCE OWNERSHIP

Property features AI

Finance

• Other: Living area reported as 1,296 (owner provided)
• Financial info: Two total units; Owner pays HVAC maintenance, insurance, pest control, and taxes
• HOA & community: No association

Exterior

• Parking: Driveway with 2 open parking spaces
• Utilities: Community water; Community sewer
• Home design: Duplex; One level
• Construction: Vinyl siding; Block foundation; Shingle roof; One building (duplex)
• Exterior features: Publicly maintained road access; Block foundation; Shingle roof

Interior

• Bedrooms: 4 bedrooms (units 230/232 combined total)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall furnace; Wall cooling unit(s)
• Interior features: Carpet and vinyl flooring; Ductless heating and wall furnace; Wall-mounted cooling units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.7% in Oxford — 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 57/100 on livability (#610 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Granville County Schools (rural): math 28% / reading 36% proficiency, ranked #137 of 178 in NC (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Granville Middle (math 17% / reading 28%, grade F, #410 of 475 statewide, top 87%, 525 students, 82% FRL) — zoned schools average 82% FRL vs 50% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 257 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 428 units permitted in Granville County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $163,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.61%
• DSCR: 2.67
• GRM: 4.2

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $71,487
• Equity at exit: $26,838

10-year hold

• IRR: 40.5%
• Equity multiple: 4.81×
• Total profit: $192,009
• Equity at exit: $15,563

Cash invested: $50,400 (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 27565

• Active inventory: 257
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,574 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $1,580

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 51%

Sensitivity live

Price	-10% $1,704	-5% $1,642	+0% $1,580	+5% $1,517	+10% $1,455
Rent	-10% $1,297	-5% $1,438	+0% $1,580	+5% $1,721	+10% $1,862
Rate	-1.0pp $1,670	-0.5pp $1,625	base $1,580	+0.5pp $1,533	+1.0pp $1,485

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,574
Total (2 units)			$3,574

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Polly Dr Oxford, NC	3.0	2.5	1330	$1,750	$1.32	24d	1	1.19mi
305 Hummingbird Ln Oxford, NC	1.0–3.0	1.0–2.5	1103	$2,125	$1.93	3d	69	1.45mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-02
   price $179,999
3. 2026-04-14
   price $197,000
4. 2026-03-24
   price $198,900
5. 2026-02-18
   listed $199,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $42,888
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,431
• − Management: −$3,431
• − Depreciation: −$5,236
• Taxable income: $17,107
• Est. tax owed @ 24.0%: −$4,106
• After-tax cash flow: $14,849/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: Granville County Schools
• NCES district ID: 3701800
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,713
• Composite: 27.81/100
• National rank: #6887
• State rank: #137 of 178 in NC

Livability — Oxford

• Score: 57/100
• State rank: #610
• US rank: #22195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, NC
• Population (ZIP): 23,658

Population outlook (Granville County) Hauer SSP2

• Today (2025): 60,753 people
• By 2030: 61,381 · +1.0%
• By 2040: 61,861 · +1.8%
• By 2050: 61,261 · +0.8%
• By 2075: 59,948 · -1.3%
• By 2100: 55,273 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Granville

• 2024 margin: Lean R (+9.4) · D 44.8% · R 54.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+6.6 2016: R+2.5 2012: D+4.6 2008: D+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.56%
• Current HPI: 209.2788
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — TMLS
• 2026-05-02 Price Changed $179,999 TMLS
• 2026-04-14 Price Changed $197,000 TMLS
• 2026-03-24 Price Changed $198,900 TMLS
• 2026-02-18 Listed $199,900 TMLS