1023 Leasburg Rd · Roxboro, NC 27573

$120,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 22 Days on market

Built 1979 10,019 sqft lot

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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 +24.9/30.0
• Appreciation +8.5/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom, 1 Bath fixer-upper to add to your Investment Portfolio. Convenient location within Roxboro City Limits.

Key facts

• 0.23 acre lot
• Built 1979
• Listed 22 days

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 $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools D-, crime F, amenities 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.
• Market conditions: 99 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 $9k of equity ($830 loan paydown + $8k appreciation (7.0% 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 (7.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 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?
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: 1.10% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.73×
• Total profit: $58,250
• Equity at exit: $83,210

10-year hold

• IRR: 23.0%
• Equity multiple: 5.68×
• Total profit: $157,102
• Equity at exit: $158,108

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 27573

• Home prices YoY: 2.5%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $256

Break-even live

Break-even rent $1,000

Max offer price $120,000

Occupancy floor 76%

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: —

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 22 DOM
2. 2026-06-17
   days on market $120,000 Active 21 DOM
3. 2026-06-16
   days on market $120,000 Active 20 DOM
4. 2026-06-15
   days on market $120,000 Active 19 DOM
5. 2026-06-13
   days on market $120,000 Active 17 DOM
6. 2026-06-12
   days on market $120,000 Active 16 DOM
7. 2026-06-09
   days on market $120,000 Active 13 DOM
8. 2026-06-08
   days on market $120,000 Active 12 DOM
9. 2026-06-07
   days on market $120,000 Active 11 DOM
10. 2026-06-05
    days on market $120,000 Active 9 DOM
11. 2026-06-04
    days on market $120,000 Active 7 DOM
12. 2026-06-02
    days on market $120,000 Active 6 DOM
13. 2026-06-01
    days on market $120,000 Active 5 DOM
14. 2026-05-31
    days on market $120,000 Active 4 DOM
15. 2026-05-27
    listed $120,000 Active 114-char remark

    Show marketing remark (114 chars)

    2 Bedroom, 1 Bath fixer-upper to add to your Investment Portfolio. Convenient location within Roxboro City Limits.

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $15,890
• − Mortgage interest: −$6,722
• − Property taxes: −$1,330
• − Insurance: −$600
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,491
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,782/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

• Census place: Roxboro, NC
• City population: 11,954
• Population (ZIP): 11,954

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Black 36% Hispanic / Latino 11% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1% Other Indo-European 1%

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: ▲ 7.01%
• Current HPI: 286.1496
• 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

1 event — show timeline

• 2026-05-27 Listed $120,000 TMLS

Property tax history

+6.2%/yr

Latest (2025): $1,330 · +60.3% YoY. Source: county tax records.