129 Polaris Dr · Mocksville, NC 27028

$255,000

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 31 Days on market

Built 1999 0.49 ac lot Est $252k · at est.

---

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 +12.6/30.0
• ARV discount +7.0/15.0
• Schools +4.4/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! This three-bedroom, two-bathroom home offers great potential and needs only minor updates, such as paint and new flooring, to truly shine. The property is situated on a half-acre in a quiet subdivision, located less than 10 minutes from downtown Mocksville’s grocery stores and restaurants. Key features include a two-car garage, kitchen appliances that are nearly new and will remain with the home, and a roof and heat pump both replaced in 2023, and vinyl replacement windows. The three storage buildings in back of home remain. USDA eligible.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Directions: From downtown Mocksville, turn left on US-64 E., right on E. Lake Drive, left on Polaris Drive, home on left
• HOA & community: No homeowners association; Subdivision: Twinbrook Acres

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Security: Deadbolts
• Utilities: Public water; Public sewer; Electric water heater; Electric heating fuel; Electric power
• Home design: Single-story house; Residential, stick/site built; Built in 1999; Living room fireplace with gas log; One level
• Construction: Vinyl siding; Crawl space foundation; Shouse (existing structure)
• Exterior features: Public water; Public sewer; Publicly maintained road; Lot approximately 0.49 acres; No pool

Interior

• Kitchen: Microwave; Dishwasher; Range; Cooktop; Exhaust fan
• Bedrooms: Primary bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (electric); Central air
• Interior features: Ceiling fans; Deadbolts; Soaking tub; Separate shower; Primary bedroom on main level
• Laundry & utility: Main-level laundry with dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-34 ($-412/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (21.1% below list).
• Recommended offer: $201k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 3 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 35% 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 $8k 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 31 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $255k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $201,163 (21.1% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $252,054
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 E Lake Dr	0.12mi	3/2.0	1,435 (-3%)	7mo	$240,000	$167	84
186 Crestview Dr	0.14mi	3/2.0	1,532 (+4%)	8mo	$270,000	$176	80
189 Crestview Dr	0.14mi	3/2.0	1,525 (+4%)	18mo	$255,000	$167	73
188 Carriage Cove Cir	0.25mi	3/2.5	1,518 (+3%)	22mo	$243,000	$160	63
145 Charleston Ridge Dr #23	0.43mi	3/2.0	1,535 (+4%)	12mo	$310,000	$202	63
145 Charleston Ridge Dr	0.43mi	3/2.0	1,535 (+4%)	12mo	$310,000	$202	63
125 Carriage Cove Cir	0.15mi	3/2.5	1,607 (+9%)	17mo	$260,000	$162	62
209 Charleston Ridge Dr	0.39mi	3/2.0	1,641 (+11%)	1mo	$362,000	$221	62
188 Carriage Cove Cir	0.24mi	3/2.5	1,564 (+6%)	22mo	$243,000	$155	58
126 Applegate Ct	0.47mi	3/2.0	1,666 (+13%)	1mo	$312,500	$188	55
186 Carriage Cove Cir	0.22mi	4/2.5 (+1)	1,613 (+9%)	23mo	$276,000	$171	48
186 Carriage Cove Cir	0.24mi	4/2.5 (+1)	1,613 (+9%)	23mo	$276,000	$171	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-43,561
• Equity at exit: $38,021

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-40,969
• Equity at exit: $22,048

Cash invested: $71,400 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 219
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-34

Break-even live

Break-even rent $2,055

Max offer price $248,939

Occupancy floor 97%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Winding Creek Rd Mocksville, NC	3.0	2.0	1441	$1,825	$1.27	14d	1	0.53mi
204 Spring St Mocksville, NC	3.0	2.0	1405	$1,750	$1.25	23d	1	1.20mi
275 Milling Rd Mocksville, NC	2.0	2.0	1056	$1,500	$1.42	23d	1	1.28mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $255,000 Pending 31 DOM
2. 2026-06-03
   days on market $255,000 Due Diligence Period 30 DOM
3. 2026-06-02
   days on market $255,000 Due Diligence Period 29 DOM
4. 2026-06-01
   days on market $255,000 Due Diligence Period 28 DOM
5. 2026-05-31
   days on market $255,000 Due Diligence Period 27 DOM
6. 2026-05-31
   days on market $255,000 Due Diligence Period 26 DOM
7. 2026-05-11
   price $275,500
8. 2026-05-04
   listed $285,500 Active
9. 2000-03-31
   soldstatus $112,500

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,140
• − Mortgage interest: −$14,284
• − Property taxes: −$2,160
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$7,418
• Taxable loss: −$4,860
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $755/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

+144.9% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $275,500 Triad MLS
• 2026-05-04 Listed $285,500 Triad MLS
• 2000-03-31 Sold (Public Records) $112,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,160 · +34.4% YoY. Source: county tax records.