819 Douglas Dr · Thomasville, NC 27360

$115,000

None bd · None ba · — sqft · MultiFamily · 4 Days on market

Built 1961 Fair condition 8,215 sqft lot

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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
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.0/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Attention Investors! Duplex with 2 bedroom 1 full bath each side ready for you add to your portfolio. Needs some TLC and updating. Includes an additional non-buildable lot - 817 Douglas Tax Parcel#16-031-0-00C-0056. There is no sign in front of property. Showing by appointment only.

Key facts

• Duplex
• 8,215 sq ft lot
• Built 1961

Tags

• DUPLEX
• ADDITIONAL NON-BUILDABLE LOT

Property features AI

Finance

• Other: Property is listed as residential income (duplex)
• HOA & community: Located in the High Point association area (no association required)

Exterior

• Parking: Field parking; On-street parking
• Utilities: Public sewer; Public water; Electric water heater
• Home design: Duplex residential income property; Built in 1961; Lot dimensions roughly 53 x 130 x 169 x 21 x 177
• Construction: Electric water heater
• Exterior features: Public water

Interior

• Kitchen: Electric water heater
• Heating & cooling: Forced air heating; Natural gas heating; Window unit cooling; Heating details: see remarks
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive. Per door: $426/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 15.2% 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.
• Thomasville City Schools (suburban): math 24% / reading 25% proficiency, ranked #164 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $115,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.74%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Davidson St	0.56mi	4/4.5	2,202	3mo	$159,000	$72	59
505 Afton St	0.43mi	—/—	1,556	20mo	$226,500	$146	51

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: 28.2%
• Equity multiple: 2.20×
• Total profit: $38,484
• Equity at exit: $17,147

10-year hold

• IRR: 36.4%
• Equity multiple: 4.59×
• Total profit: $115,489
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $852

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,084
Total (2 units)			$2,084

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Douglas Dr Unit A Thomasville, NC	1.0	1.0	—	$695	—	23d	1	0.01mi
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	14d	1	0.49mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	14d	1	0.50mi
104 Howard St Thomasville, NC	3.0	2.0	—	$1,595	—	14d	1	0.54mi
28 King Row Thomasville, NC	2.0	2.0	—	$1,175	—	23d	1	0.67mi
110 Brown St Unit A Thomasville, NC	1.0	1.0	—	$750	—	14d	1	0.74mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	14d	1	0.82mi
22 Forsyth St Thomasville, NC	2.0	1.5	—	$1,200	—	23d	1	0.92mi
231 W Colonial Dr Apt C Thomasville, NC	2.0	1.5	—	$850	—	23d	1	0.99mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	23d	1	1.11mi
101 Fisher Ferry St Thomasville, NC	2.0	1.5	—	$975	—	23d	1	1.18mi
1072 Johnsontown Rd Thomasville, NC	3.0	2.0	—	$1,395	—	23d	1	1.24mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	23d	1	1.26mi
406 Fisher Ferry St Thomasville, NC	2.0	2.0	1144	$1,450	$1.27	23d	1	1.29mi
309 Ingram St Unit D Thomasville, NC	2.0	1.0	—	$850	—	23d	1	1.36mi
115 College St Apt 1 Thomasville, NC	2.0	1.5	—	$850	—	23d	1	1.39mi
106 Spruce St Thomasville, NC	3.0	2.0	1131	$1,450	$1.28	23d	1	1.39mi
312 Hill St Thomasville, NC	1.0	1.0	672	$775	$1.15	21d	1	1.43mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	23d	1	1.45mi
729 Fisher Ferry St Thomasville, NC	2.0	1.0	—	$975	—	14d	1	1.49mi

Listing history 1 events

1. 2026-05-23
   listed $115,000 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $25,008
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$3,345
• Taxable income: $8,919
• Est. tax owed @ 24.0%: −$2,141
• After-tax cash flow: $8,079/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 · 3 photos

Fair 40/100 Moderate rehab

This two-unit property requires moderate renovations, including repairs to the siding and roof, and maintenance to the exterior. Paint and trim work would significantly enhance its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Visible wear and tear
• Minor exterior vegetation — Overgrown vegetation

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value
• Both repair and paint roof — Improves structural integrity and aesthetics
• Both trim and maintain exterior vegetation — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible wear and tear	Major	$15,000–50,000
exterior vegetation · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair and paint roof — Improves structural integrity and aesthetics ↑
• Both trim and maintain exterior vegetation — Enhances curb appeal and property value ↑

ⓘ 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: Thomasville City Schools
• NCES district ID: 3704500
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 25% ▲ 2.00%
• Median HH income: $29,831
• Composite: 19.72/100
• National rank: #8717
• State rank: #164 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

1 event — show timeline

• 2026-05-23 Listed $115,000 Triad MLS