1053 N Scales St · Reidsville, NC 27320

$49,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 78 Days on market

Built 1924 5,662 sqft lot ↓ 47% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A renovation not completed. All plumbing and electrical has already been replaced in the entire house - The plumbing to the retaining wall just before the sidewalk. The fun parts - putting in your own personal touches - haven't been completed yet so this is a most ideal project for the first time flipper or seasoned renovator. Note a lot of new building materials are present in the house and what you see will remain for you to finish the project with minimal expense. House is condemned so all work will need to be completed to get it out of condemned status with the City and obtain a new CO.

Key facts

• 5,662 sq ft lot
• Built 1924
• Listed 78 days

Property features AI

Finance

• Other: Three fireplaces total; Bonus rooms and flexible living spaces
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; no garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One-and-one-half stories; Built in 1924; Existing structure
• Construction: Wood siding construction
• Exterior features: City lot; Sloped/stepped lot; Lot dimensions approximately 49 x 120 x 49 x 115; Lot number E-11; Public-maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the Main and Second levels (multiple bonus rooms listed)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; No central cooling listed
• Interior features: Crawl space basement (no finished basement); Three fireplaces, one located in the den; Ten total rooms
• Laundry & utility: Electric heating system (see Heating & Cooling for details)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.7% in Reidsville — 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 59/100 on livability (#553 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidsville Middle (math 27% / reading 33%, grade F, #335 of 475 statewide, top 72%, 614 students, 100% FRL); Reidsville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 753 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.24%
• DSCR: 2.48
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $158,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 King St	0.23mi	3/1.0	965 (+1%)	2mo	$160,000	$166	86
903 Norman St	0.33mi	3/1.0	957 (+0%)	1mo	$180,000	$188	84
503 Carroll St	0.40mi	3/1.0	884 (-8%)	0mo	$156,500	$177	69
304 Roanoke St	0.55mi	3/1.0	1,025 (+7%)	3mo	$175,000	$171	59
704 Roach St	0.46mi	2/1.5 (-1)	874 (-9%)	2mo	$33,000	$38	55
1305 Wentworth St	0.61mi	2/1.0 (-1)	960 (+0%)	14mo	$197,000	$205	54
971 Willow St	0.72mi	3/1.0	1,020 (+7%)	3mo	$152,500	$150	53
912 Wilson St	0.43mi	3/1.0	839 (-12%)	10mo	$120,000	$143	51
29 Circle Dr	0.64mi	3/1.0	875 (-8%)	10mo	$32,000	$37	48
151 Holly Hill Dr	0.60mi	3/1.5	1,032 (+8%)	12mo	$205,000	$199	47
702 Roach St	0.46mi	2/1.0 (-1)	812 (-15%)	10mo	$130,000	$160	40
1012 Autumn Ln	0.66mi	3/2.0	1,073 (+12%)	12mo	$166,700	$155	35

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $16,574
• Equity at exit: $7,440

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $46,207
• Equity at exit: $4,314

Cash invested: $13,972 (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 27320

• Home prices YoY: -30.8%
• Active inventory: 258
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $387

Break-even live

Break-even rent $423

Max offer price $49,900

Occupancy floor 53%

Sensitivity live

Price	-10% $415	-5% $401	+0% $387	+5% $373	+10% $359
Rent	-10% $315	-5% $351	+0% $387	+5% $423	+10% $459
Rate	-1.0pp $412	-0.5pp $400	base $387	+0.5pp $374	+1.0pp $361

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Mulberry St Reidsville, NC	2.0	1.0	899	$1,025	$1.14	25d	1	0.43mi
528 N Scales St Unit C Reidsville, NC	2.0	1.0	1080	$825	$0.76	25d	1	0.44mi
110 Arlington St Reidsville, NC	2.0	1.0	1000	$850	$0.85	25d	1	0.87mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $49,900 Pending 78 DOM
2. 2026-06-10
   days on market $49,900 Active 76 DOM
3. 2026-06-09
   days on market $49,900 Active 75 DOM
4. 2026-06-08
   days on market $49,900 Active 74 DOM
5. 2026-06-07
   days on market $49,900 Active 73 DOM
6. 2026-06-03
   days on market $49,900 Active 69 DOM
7. 2026-06-02
   days on market $49,900 Active 68 DOM
8. 2026-06-01
   days on market $49,900 Active 67 DOM
9. 2026-05-31
   days on market $49,900 Active 66 DOM
10. 2026-05-31
    days on market $49,900 Active 65 DOM
11. 2026-04-15
    status Active
12. 2026-02-26
    status Pending
13. 2026-02-06
    listed $49,900 Active
14. 2025-12-08
    price $54,900
15. 2025-04-19
    historical
16. 2025-03-05
    price $79,900
17. 2025-03-05
    listed $79,900 Active
18. 2025-01-10
    price $94,900

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $623 · $52/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,959
• − Mortgage interest: −$2,795
• − Property taxes: −$623
• − Insurance: −$250
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,452
• Taxable income: $4,086
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $3,664/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Reidsville

• Score: 59/100
• State rank: #553
• US rank: #20359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reidsville, NC
• City population: 38,610
• Population (ZIP): 38,610

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.42%
• Current HPI: 205.028
• 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

-47.4% since first listed

8 events — show timeline

• 2026-04-15 Relisted — Triad MLS
• 2026-02-26 Pending — Triad MLS
• 2026-02-06 Listed $49,900 Triad MLS
• 2025-12-08 Price Changed $54,900 Triad MLS
• 2025-04-19 Listing Removed — TMLS
• 2025-03-05 Price Changed $79,900 Triad MLS
• 2025-03-05 Listed $79,900 TMLS
• 2025-01-10 Price Changed $94,900 Triad MLS

Property tax history

+0.8%/yr

Latest (2025): $623 · +0.0% YoY. Source: county tax records.