78 Lowery Dr · Thomasville, NC 27360

$165,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 6 Days on market

Built 1989 10,240 sqft lot Est $238k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Kitchen dining combo with ex/large island, ceramic tile, back splash and granite counter tops. Cathedral ceiling and new deck. Updated heat pump. Very large country front porch. A Super bargain!

Key facts

• Ample counter space
• Space for relaxing
• Natural light

Tags

• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• AMPLE CABINET SPACE
• AMPLE COUNTER SPACE
• SPACE FOR RELAXING
• SPACE FOR ENTERTAINING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Unknown water heater
• Home design: Single-story house; Stick/site-built residential property; Built in 1989; Located on a publicly maintained road; Subdivision: Village Woods
• Construction: Vinyl siding construction
• Exterior features: Public water supply; No pool

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: All bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Primary bedroom on the main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-41 ($-488/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (21.8% below list).
• Recommended offer: $129k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Thomasville — 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 81/100 on livability (#16 in NC, #1,454 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools F, employment F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 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.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,008 (21.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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. 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $238,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Lowery Dr	0.00mi	3/2.0	1,142 (-4%)	0mo	$170,000	$149	92
82 Lowery Dr	0.03mi	3/2.0	1,192 (-0%)	9mo	$235,000	$197	91
206 Bell Dr	0.33mi	3/2.0	1,200 (+0%)	10mo	$256,000	$213	76
212 Bell Dr	0.31mi	3/2.0	1,128 (-6%)	8mo	$230,000	$204	69
113 Bell Dr	0.36mi	3/2.0	1,250 (+4%)	8mo	$249,000	$199	69
9 Terry Dr	0.38mi	3/2.0	1,170 (-2%)	14mo	$230,000	$197	68
8 Brandy Wine Dr	0.49mi	3/2.0	1,235 (+3%)	12mo	$249,000	$202	62
208 Rockspring Dr	0.58mi	3/1.0	1,191 (-0%)	12mo	$237,500	$199	58
130 Albertson Rd	0.48mi	3/1.0	1,087 (-9%)	1mo	$75,000	$69	58
204 Rockspring Dr	0.58mi	3/2.0	1,315 (+10%)	3mo	$240,000	$183	54
621 Nance Dr	0.73mi	3/1.0	1,248 (+4%)	13mo	$255,000	$204	44
103 Albertson Rd	0.65mi	2/1.0 (-1)	1,064 (-11%)	12mo	$100,000	$94	32

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-27,594
• Equity at exit: $24,602

10-year hold

• IRR: -6.4%
• Equity multiple: 0.57×
• Total profit: $-20,051
• Equity at exit: $14,266

Cash invested: $46,200 (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 27360

• Rents YoY: 4.3%
• Active inventory: 307
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$865
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-41

Break-even live

Break-even rent $1,342

Max offer price $157,818

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $6	+0% $-41	+5% $-87	+10% $-134
Rent	-10% $-143	-5% $-92	+0% $-41	+5% $10	+10% $61
Rate	-1.0pp $42	-0.5pp $1	base $-41	+0.5pp $-83	+1.0pp $-127

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Blair St Thomasville, NC	2.0	1.0–1.5	950	$1,162	$1.22	14d	7	0.59mi
1311 Blair St Apt 2A Thomasville, NC	2.0	1.5	1000	$1,249	$1.25	21d	1	0.61mi
1311 Blair St Apt 2B Thomasville, NC	2.0	1.5	1000	$1,075	$1.07	21d	1	0.64mi
1311 Blair St Unit 1305-D Thomasville, NC	2.0	1.0	900	$1,075	$1.19	21d	1	0.64mi
5024 Ball Park Rd Thomasville, NC	2.0	1.0	1269	$1,100	$0.87	24d	1	0.69mi
2020 Ball Park Rd Thomasville, NC	3.0	2.0	1266	$1,750	$1.38	14d	1	1.18mi
103 Joe Moore Rd Thomasville, NC	3.0	2.0	1086	$1,670	$1.54	24d	1	1.48mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	24d	1	1.49mi

Listing history 11 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $165,000 Active
3. 2022-11-01
   soldstatus $585,500
4. 2022-03-03
   price $1,370
5. 2022-01-26
   soldstatus $168,500
6. 2022-01-24
   soldstatus $168,400 Closed 194-char remark

   Show marketing remark (194 chars)

   Kitchen dining combo with ex/large island, ceramic tile, back splash and granite counter tops. Cathedral ceiling and new deck. Updated heat pump. Very large country front porch. A Super bargain!

7. 2022-01-06
   status Pending 194-char remark

   Show marketing remark (194 chars)

   Kitchen dining combo with ex/large island, ceramic tile, back splash and granite counter tops. Cathedral ceiling and new deck. Updated heat pump. Very large country front porch. A Super bargain!

8. 2021-12-14
   historical Due Diligence Period 194-char remark

   Show marketing remark (194 chars)

   Kitchen dining combo with ex/large island, ceramic tile, back splash and granite counter tops. Cathedral ceiling and new deck. Updated heat pump. Very large country front porch. A Super bargain!

9. 2021-12-06
   listed $168,400 Active 194-char remark

   Show marketing remark (194 chars)

   Kitchen dining combo with ex/large island, ceramic tile, back splash and granite counter tops. Cathedral ceiling and new deck. Updated heat pump. Very large country front porch. A Super bargain!

10. 2002-05-15
    soldstatus $107,500
11. 1990-04-01
    soldstatus $65,500

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $15,481
• − Mortgage interest: −$9,243
• − Property taxes: −$1,509
• − Insurance: −$825
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,800
• Taxable loss: −$3,373
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $322/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Thomasville

• Score: 81/100
• State rank: #16
• US rank: #1454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomasville, NC
• County: Davidson County · 129,088 people
• City population: 49,510
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• 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

+151.9% since first listed

11 events — show timeline

• 2026-04-29 Pending — Triad MLS
• 2026-04-22 Listed $165,000 Triad MLS
• 2022-11-01 Sold (Public Records) $585,500 Public Records
• 2022-03-03 Price Changed $1,370 RENT.
• 2022-01-26 Sold (Public Records) $168,500 Public Records
• 2022-01-24 Sold (MLS) $168,400 Triad MLS
• 2022-01-06 Pending — Triad MLS
• 2021-12-14 Contingent — Triad MLS
• 2021-12-06 Listed $168,400 Triad MLS
• 2002-05-15 Sold (Public Records) $107,500 Public Records
• 1990-04-01 Sold (Public Records) $65,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,509 · +0.0% YoY. Source: county tax records.