218 Fishermans Point Rd · Roxboro, NC 27574

$300,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily · 37 Days on market

Built 2026 Excellent condition 1.45 ac lot Est $456k · 34% under ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

Key facts

• Custom kitchen
• Mayo lake views
• 2x6 exterior walls

Tags

• MAYO LAKE VIEWS
• OPEN-CONCEPT FLOOR PLAN
• CUSTOM KITCHEN
• EXTRA-WIDE LVP FLOORING
• GENEROUS MUDROOM LAUNDRY
• 2X6 EXTERIOR WALLS

Property features AI

Finance

• Other: Approximately 1.45-acre lot with lake frontage on Mayo Lake; Private, paved road with private maintenance; Zoned residential
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system; Electricity connected; Water connected; Septic connected
• Home design: Site-built single-story home; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Private yard; Front porch

Interior

• Kitchen: Kitchen island; Pantry; Quartz countertops
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning (electric)
• Interior features: Bathtub/shower combination; Ceiling fans; Double vanity; Kitchen island; Pantry; Quartz countertops; Smooth ceilings
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $81 ($974/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 $273k (9.1% below list).
• Recommended offer: $273k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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: 129 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $272,714 (9.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $456,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Fisherman Point Rd	0.08mi	3/2.5	1,408 (+6%)	5mo	$481,500	$342	80

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $168,601
• Equity at exit: $270,264

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $492,517
• Equity at exit: $582,834

Cash invested: $84,000 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 129
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $81

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 92%

Sensitivity live

Price	-10% $289	-5% $185	+0% $81	+5% $-22	+10% $-126
Rent	-10% $-134	-5% $-27	+0% $81	+5% $189	+10% $297
Rate	-1.0pp $232	-0.5pp $158	base $81	+0.5pp $3	+1.0pp $-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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   price $300,000 1017-char remark

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

2. 2026-05-18
   price $300,000

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

3. 2026-05-01
   price $325,000 1017-char remark

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

4. 2026-05-01
   price $325,000

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

5. 2026-04-21
   listed $340,000 Active 1017-char remark

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

6. 2026-04-21
   listed $340,000 Active

   Show marketing remark (1017 chars)

   Custom new-construction home with breathtaking Mayo Lake views from every front-facing room, including the living room, primary suite, and guest bedroom. Sited on a quiet, private road, the open-concept floor plan seamlessly connects living, dining, and kitchen areas—perfect for entertaining and everyday living. The custom kitchen offers high-quality cabinetry and finishes, flowing onto extra-wide LVP flooring throughout. A practical side entry opens to a generous mudroom/laundry for organization and convenience. Built for comfort and efficiency with 2x6 exterior walls, ZIP System sheathing, black double-hung windows, and ample stand-up attic storage—features rarely seen at this price. Located under 15 minutes to downtown Roxboro and Mayo Lake boat access, with roughly one-hour drives to Durham, Burlington/Mebane, and Danville, VA. Gravel road access to Fishermans Point Rd is scheduled to be paved. Don’t miss this rare opportunity for a thoughtfully designed, well-built lakeside home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,726
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$8,727
• Taxable loss: −$4,042
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $1,945/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This custom new-construction home offers breathtaking Mayo Lake views and a modern, move-in-ready interior with excellent condition and minimal maintenance needs.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds aesthetic value
• Both Install a smart home system — Enhances convenience and could attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds aesthetic value ↑
• Both Install a smart home system — Enhances convenience and could attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,163

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 (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 21.68%
• Current HPI: 276.8767
• 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

-11.8% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $300,000 Triad MLS
• 2026-05-18 Price Changed $300,000 TMLS
• 2026-05-01 Price Changed $325,000 Triad MLS
• 2026-05-01 Price Changed $325,000 TMLS
• 2026-04-21 Listed $340,000 TMLS
• 2026-04-21 Listed $340,000 Triad MLS