62 Red Berry Holly Ln · Roxboro, NC 27541

$349,900

3 bd · 2.0 ba · 1,489 sqft · SingleFamily public records · 14 Days on market

Built 2006 1.46 ac lot Est $350k · at est. $27/mo HOA · 1% of rent

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Absolutely well maintained w/ NEW windows, NEW interior paint, NEW black aluminum fenced backyard, NEW luxury grouted vinyl in mstr. bath. Fiber cement siding w/ rocking chair cvrd front porch w/ stained beadboard clg. Prefinished hdwds in main lvg. areas w/ crown & chair mouldings. Kitchen features maple look cabs w/ granite, lazy susan, pantry, bkfst bar. Family has a gas f/p & vltd clg. Master suite w/ dual closets, dbl. vanity, corner garden tub, 4' sep. shwr. Plantation blinds, security system, beautifully landscaped! More!

Key facts

• 1.46 acre lot
• Built 2006
• Listed 14 days

Property features AI

Finance

• Other: Lot approximately 1.46 acres; Private, paved road with road maintenance agreement
• HOA & community: Homeowners association (A Place at Satterfield HOA) with an annual fee of $325 covering road maintenance

Exterior

• Parking: Driveway (paved)
• Utilities: Private well water; Septic tank sewer; Electricity available
• Home design: Site-built house; One story
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Covered patio/porch with front porch and deck; Rain gutters; Storage/outbuilding and shed(s)

Interior

• Kitchen: Dishwasher; Electric oven and range; Free‑standing electric range; Range; Refrigerator; Microwave; Stone countertops
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Chandelier; Double vanity in bathroom; Recessed lighting; Soaking tub; Stone countertops; Walk-in shower; Gas-log fireplace (1)
• Laundry & utility: Inside laundry room on the main level; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/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 $330k (5.6% below list).
• Recommended offer: $330k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 23 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 17y 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 $172k; list at $350k implies a 103% 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 $330,446 (5.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $349,915
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Red Berry Holly Ln	0.04mi	3/2.0	1,476 (-1%)	10mo	$328,000	$222	88
72 Tillburg Ln	0.16mi	3/2.0	1,440 (-3%)	23mo	$357,000	$248	68
112 Tillburg Ln	0.20mi	3/2.0	1,367 (-8%)	13mo	$305,000	$223	67
164 Tillburg Ln	0.25mi	3/2.0	1,365 (-8%)	12mo	$315,000	$231	64
45 Tillburg Ln	0.14mi	3/2.0	1,265 (-15%)	19mo	$305,000	$241	53
186 Tillburg Ln	0.27mi	3/2.0	1,268 (-15%)	16mo	$314,900	$248	49
119 Bragg Ln	0.38mi	3/2.0	1,278 (-14%)	16mo	$300,000	$235	45

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-24,881
• Equity at exit: $52,171

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $18,916
• Equity at exit: $30,253

Cash invested: $97,972 (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 27541

• Home prices YoY: -2.5%
• Active inventory: 23
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,304 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$146
• HOA: −$27
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $502

Break-even live

Break-even rent $2,669

Max offer price $349,900

Occupancy floor 80%

Sensitivity live

Price	-10% $700	-5% $601	+0% $502	+5% $403	+10% $304
Rent	-10% $241	-5% $371	+0% $502	+5% $632	+10% $763
Rate	-1.0pp $678	-0.5pp $591	base $502	+0.5pp $411	+1.0pp $319

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: gassecurity

Listing history 11 events

1. 2026-06-21
   days on market $349,900 Active 14 DOM
2. 2026-06-18
   days on market $349,900 Active 12 DOM
3. 2026-06-17
   days on market $349,900 Active 11 DOM
4. 2026-06-16
   days on market $349,900 Active 10 DOM
5. 2026-06-15
   days on market $349,900 Active 9 DOM
6. 2026-06-13
   days on market $349,900 Active 7 DOM
7. 2026-06-12
   days on market $349,900 Active 6 DOM
8. 2026-06-09
   days on market $349,900 Active 3 DOM
9. 2026-06-08
   days on market $349,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $349,900 Active 1 DOM

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$1,657/yr (+$138/mo · 136.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,654
• − Mortgage interest: −$19,600
• − Property taxes: −$1,212
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,172
• − Management: −$3,172
• − HOA: −$324
• − Depreciation: −$10,179
• Taxable income: $244
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $5,963/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): 3,862

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 (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 2% Serbian 1% English 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -6.62%
• Current HPI: 253.3751
• 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

+41.4% since first listed

27 events — show timeline

• 2026-06-06 Listed $349,900 TMLS
• 2026-06-05 Coming Soon $349,900 TMLS
• 2017-07-14 Sold (Public Records) $172,500 Public Records
• 2017-07-14 Sold (MLS) $172,400 AMLSNC
• 2017-07-14 Sold (MLS) $172,400 TMLS
• 2017-06-04 Contingent — TMLS
• 2017-06-01 Relisted — TMLS
• 2017-05-22 Contingent — TMLS
• 2017-05-18 Listed $174,900 TMLS
• 2017-05-18 Listed $174,900 AMLSNC
• 2016-06-20 Sold (Public Records) $165,000 Public Records
• 2016-06-20 Sold (MLS) $165,000 AMLSNC
• 2016-06-20 Sold (MLS) $165,000 TMLS
• 2016-05-03 Contingent — TMLS
• 2016-04-18 Price Changed $167,900 TMLS
• 2016-03-07 Price Changed $169,800 TMLS
• 2016-02-15 Relisted — TMLS
• 2016-01-14 Contingent — TMLS
• 2015-12-29 Listed $169,900 TMLS
• 2015-12-28 Listed $167,900 AMLSNC
• 2010-02-12 Sold (MLS) $149,900 AMLSNC
• 2010-02-12 Sold (MLS) $149,900 TMLS
• 2009-12-10 Listing Removed — TMLS
• 2009-11-09 Listed $149,900 AMLSNC
• 2009-11-09 Listed $149,900 TMLS
• 2006-12-21 Sold (Public Records) $31,500 Public Records
• 2006-06-21 Sold (Public Records) $247,500 Public Records

Property tax history

+0.6%/yr

Latest (2020): $1,212 · -1.3% YoY. Source: county tax records.