302 Broad St · Roxboro, NC 27573

$179,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 31 Days on market

Built 1943 9,148 sqft lot Est $140k · 28% over

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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 +12.1/30.0
• Appreciation +8.5/10.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

Key facts

• Central heat
• Metal roof
• Pine floors

Tags

• GRANITE COUNTERTOPS
• PINE FLOORS
• METAL ROOF
• VINYL SIDING
• REPLACEMENT WINDOWS
• CENTRAL HEAT

Property features AI

Finance

• Other: Lot size approximately 0.21 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Vinyl siding; Block and brick/mortar foundation; Metal roof; Built as a house
• Exterior features: Public-maintained road access

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air; Ceiling fans
• Interior features: Vinyl and wood flooring; Unfinished, unheated basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.7% below list).
• Recommended offer: $152k (15.7% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• 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 $14k of equity ($1k loan paydown + $13k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $146k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $151,625 (15.7% 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 16% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Barnette Ave	0.16mi	2/1.5	1,063 (+2%)	1mo	$185,000	$174	86
403 Depot St	0.16mi	2/1.0	960 (-8%)	20mo	$130,000	$135	63
229 Edgar St	0.43mi	2/1.0	1,049 (+1%)	20mo	$140,000	$133	62
508 Jones St	0.67mi	2/1.0	1,095 (+5%)	3mo	$48,000	$44	58
108 N Charles St	0.72mi	2/1.0	955 (-8%)	13mo	$127,000	$133	42
214 Clayton Ave	0.62mi	2/2.0	1,140 (+10%)	20mo	$210,500	$185	35
317 Clayton Avenue Ave	0.71mi	3/1.0 (+1)	1,124 (+8%)	17mo	$190,000	$169	34
223 Gentry St	0.70mi	3/1.0 (+1)	1,132 (+9%)	24mo	$125,000	$110	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.20×
• Total profit: $60,375
• Equity at exit: $124,745

10-year hold

• IRR: 16.5%
• Equity multiple: 4.52×
• Total profit: $177,419
• Equity at exit: $237,031

Cash invested: $50,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-40

Break-even live

Break-even rent $1,567

Max offer price $172,858

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $11	+0% $-40	+5% $-91	+10% $-142
Rent	-10% $-160	-5% $-100	+0% $-40	+5% $20	+10% $80
Rate	-1.0pp $51	-0.5pp $6	base $-40	+0.5pp $-86	+1.0pp $-134

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $179,900 Active 31 DOM
2. 2026-06-21
   days on market $179,900 Active 30 DOM
3. 2026-06-18
   days on market $179,900 Active 28 DOM
4. 2026-06-17
   days on market $179,900 Active 27 DOM
5. 2026-06-16
   days on market $179,900 Active 26 DOM
6. 2026-06-15
   days on market $179,900 Active 25 DOM
7. 2026-06-13
   days on market $179,900 Active 23 DOM
8. 2026-06-12
   days on market $179,900 Active 22 DOM
9. 2026-06-09
   days on market $179,900 Active 19 DOM
10. 2026-06-08
    days on market $179,900 Active 18 DOM
11. 2026-06-07
    days on market $179,900 Active 17 DOM
12. 2026-06-05
    days on market $179,900 Active 15 DOM
13. 2026-06-04
    days on market $179,900 Active 13 DOM
14. 2026-06-02
    days on market $179,900 Active 12 DOM
15. 2026-06-01
    days on market $179,900 Active 11 DOM
16. 2026-05-31
    days on market $179,900 Active 10 DOM
17. 2026-05-31
    price $179,900 Active 9 DOM
18. 2026-05-21
    listed $189,900 Active
19. 2023-02-21
    soldstatus $146,000 Closed 721-char remark

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

20. 2023-02-21
    soldstatus $146,000 721-char remark

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

21. 2023-02-21
    soldstatus $146,000

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

22. 2023-01-21
    historical Contingent 721-char remark

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

23. 2023-01-11
    listed $149,900 Active 721-char remark

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

24. 2023-01-11
    listed $149,900 721-char remark

    Show marketing remark (721 chars)

    This charming, move in ready cottage is just a short walk to Uptown Roxboro dining, breweries, cafes, and shopping! This cozy home offers: Updated Kitchen that features granite countertops, stainless steel backsplash, under cabinet lighting and brick chimney accent. All new windows, blinds, and curtains (2022) throughout the home. Covered front porch, back deck and back porch. Beautiful pine floors in living room, dining room, kitchen & front bedroom. Metal Roof. Gutters and vinyl siding. Raised beds added in front yard 2022 and huge back yard. Basement workshop area and storage. Just a few minutes drive to Person County Memorial Hospital and under 30 minutes to Durham. All at a price point you can't beat!

25. 2022-03-01
    soldstatus $125,000 Closed 452-char remark

    Show marketing remark (452 chars)

    Charming Cottage Cutie! This cozy home offers so much for $129,900!! Covered Front Porch ~ Updated Kitchen features Granite Countertops, Stainless Steel Back Splash & Brick Chimney accent ~ Beautiful Pine Floors in LR, DR, Kitchen & Front BR ~ Metal Roof ~ Roomy backyard ~ Gutters and Vinyl Siding ~ A short walk to Uptown Roxboro for Dining, Breweries, Cafes & Shopping ~ Just a few minutes drive to Person County Memorial Hospital.

26. 2022-03-01
    soldstatus $125,000

    Show marketing remark (452 chars)

    Charming Cottage Cutie! This cozy home offers so much for $129,900!! Covered Front Porch ~ Updated Kitchen features Granite Countertops, Stainless Steel Back Splash & Brick Chimney accent ~ Beautiful Pine Floors in LR, DR, Kitchen & Front BR ~ Metal Roof ~ Roomy backyard ~ Gutters and Vinyl Siding ~ A short walk to Uptown Roxboro for Dining, Breweries, Cafes & Shopping ~ Just a few minutes drive to Person County Memorial Hospital.

27. 2022-01-20
    status Pending 452-char remark

    Show marketing remark (452 chars)

    Charming Cottage Cutie! This cozy home offers so much for $129,900!! Covered Front Porch ~ Updated Kitchen features Granite Countertops, Stainless Steel Back Splash & Brick Chimney accent ~ Beautiful Pine Floors in LR, DR, Kitchen & Front BR ~ Metal Roof ~ Roomy backyard ~ Gutters and Vinyl Siding ~ A short walk to Uptown Roxboro for Dining, Breweries, Cafes & Shopping ~ Just a few minutes drive to Person County Memorial Hospital.

28. 2021-12-17
    listed $129,900 Active 452-char remark

    Show marketing remark (452 chars)

    Charming Cottage Cutie! This cozy home offers so much for $129,900!! Covered Front Porch ~ Updated Kitchen features Granite Countertops, Stainless Steel Back Splash & Brick Chimney accent ~ Beautiful Pine Floors in LR, DR, Kitchen & Front BR ~ Metal Roof ~ Roomy backyard ~ Gutters and Vinyl Siding ~ A short walk to Uptown Roxboro for Dining, Breweries, Cafes & Shopping ~ Just a few minutes drive to Person County Memorial Hospital.

29. 2016-12-20
    soldstatus $79,900 Closed
30. 2016-12-20
    soldstatus $79,900
31. 2016-12-20
    soldstatus $80,000
32. 2016-10-27
    status Pending
33. 2016-09-28
    listed $84,900 Active
34. 2016-09-28
    listed $84,900
35. 2015-08-27
    soldstatus $26,000 Closed
36. 2015-08-27
    soldstatus $26,000
37. 2015-08-19
    status Pending
38. 2015-08-01
    price $26,000
39. 2015-07-09
    price $31,000
40. 2015-06-26
    listed $36,000 Active
41. 2015-06-26
    listed $26,000
42. 2015-06-26
    historical
43. 2015-03-25
    listed $36,000 Active
44. 1989-01-03
    soldstatus $33,000

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $18,195
• − Mortgage interest: −$10,077
• − Property taxes: −$2,632
• − Insurance: −$900
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,233
• Taxable loss: −$3,558
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $376/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

+475.5% since first listed

27 events — show timeline

• 2026-05-21 Listed $189,900 TMLS
• 2023-02-21 Sold (Public Records) $146,000 Public Records
• 2023-02-21 Sold (MLS) $146,000 AMLSNC
• 2023-02-21 Sold (MLS) $146,000 TMLS
• 2023-01-21 Contingent — TMLS
• 2023-01-11 Listed $149,900 AMLSNC
• 2023-01-11 Listed $149,900 TMLS
• 2022-03-01 Sold (Public Records) $125,000 Public Records
• 2022-03-01 Sold (MLS) $125,000 TMLS
• 2022-01-20 Pending — TMLS
• 2021-12-17 Listed $129,900 TMLS
• 2016-12-20 Sold (Public Records) $80,000 Public Records
• 2016-12-20 Sold (MLS) $79,900 AMLSNC
• 2016-12-20 Sold (MLS) $79,900 TMLS
• 2016-10-27 Pending — TMLS
• 2016-09-28 Listed $84,900 TMLS
• 2016-09-28 Listed $84,900 AMLSNC
• 2015-08-27 Sold (MLS) $26,000 AMLSNC
• 2015-08-27 Sold (MLS) $26,000 TMLS
• 2015-08-19 Pending — TMLS
• 2015-08-01 Price Changed $26,000 TMLS
• 2015-07-09 Price Changed $31,000 TMLS
• 2015-06-26 Listed $36,000 TMLS
• 2015-06-26 Listed $26,000 AMLSNC
• 2015-06-26 Listing Removed — TMLS
• 2015-03-25 Listed $36,000 TMLS
• 1989-01-03 Sold (Public Records) $33,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,632 · +51.6% YoY. Source: county tax records.