601 Huger St · Thomasville, NC 27360

$159,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 53 Days on market

Built 1963 5,248 sqft lot Est $200k · 20% 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
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1.5-bath home has been recently updated and is ready for its next owner. The interior features new luxury vinyl plank flooring throughout, giving the home a consistent and low-maintenance finish. The kitchen has been redesigned with new cabinetry and countertops, offering a clean, practical layout for everyday living. Both bathrooms have been refreshed with modern touches, adding to the home’s overall appeal. With solid updates already completed, this property presents a great opportunity for buyers looking for a move-in ready home without the need for immediate improvements. Schedule your private tour today.

Key facts

• Refreshed bathrooms
• New cabinetry
• New countertops

Tags

• REDESIGNED KITCHEN
• NEW CABINETRY
• NEW COUNTERTOPS
• REFRESHED BATHROOMS

Property features AI

Finance

• Other: Approximately 0.1205 acres lot size
• Financial info: Annual tax noted (informational)
• HOA & community: Located in the Booker Washington Heights subdivision; No homeowners association

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public sewer; Electric water heater; Electric power
• Home design: Single-story house; Stick/site-built residential structure; Built in 1963; Existing structure
• Construction: Aluminum and vinyl siding; Crawl space foundation
• Exterior features: Public maintained road; Public water source; No pool

Interior

• Kitchen: Electric water heater (appliance noted)
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (25.4% below list).
• Recommended offer: $119k (25.4% 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+, 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.
• Zoned schools: Thomasville Primary (math 37% / reading 27%, grade F, #908 of 1,410 statewide, top 67%, 743 students, 100% FRL); Thomasville Middle (math 21% / reading 25%, grade F, #406 of 475 statewide, top 86%, 494 students, 99% FRL); Thomasville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 634 students, 98% FRL) — zoned schools average 99% FRL vs 82% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 308 active listings in the ZIP; 7 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).

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

• It's been on market 53 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $134k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,572 (25.4% 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 53 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $199,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Barnwell St	0.22mi	3/1.0 (+1)	960 (-2%)	20mo	$137,400	$143	65
513 Lincoln St	0.02mi	3/2.0 (+1)	1,080 (+10%)	15mo	$220,000	$204	60
111 Miller St	0.43mi	2/1.5	1,097 (+12%)	1mo	$150,000	$137	57
135 Pineywood St	0.71mi	3/1.5 (+1)	1,014 (+4%)	3mo	$223,000	$220	51
24 King St	0.71mi	2/1.0	1,029 (+5%)	14mo	$198,500	$193	47
13 King Row	0.73mi	3/2.0 (+1)	952 (-3%)	10mo	$209,800	$220	44
11 King Row	0.75mi	3/2.0 (+1)	952 (-3%)	13mo	$219,900	$231	41
206 Church St	0.65mi	3/1.0 (+1)	1,052 (+8%)	14mo	$87,000	$83	41
1101 Sunset Dr	0.38mi	3/2.0 (+1)	1,120 (+14%)	10mo	$245,000	$219	40
1103 Sunset Dr	0.40mi	3/2.0 (+1)	1,120 (+14%)	11mo	$242,000	$216	39
119 Pineywood St	0.60mi	3/1.5 (+1)	1,100 (+12%)	9mo	$200,000	$182	37
102 Church St	0.67mi	1/1.0 (-1)	860 (-12%)	17mo	$90,000	$105	29

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: $-26,635
• Equity at exit: $23,707

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-19,730
• Equity at exit: $13,747

Cash invested: $44,520 (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: 308
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$834
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-38

Break-even live

Break-even rent $1,234

Max offer price $152,254

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $7	+0% $-38	+5% $-83	+10% $-128
Rent	-10% $-132	-5% $-85	+0% $-38	+5% $9	+10% $55
Rate	-1.0pp $42	-0.5pp $2	base $-38	+0.5pp $-79	+1.0pp $-121

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Charles St Thomasville, NC	3.0	2.0	1040	$1,600	$1.54	16d	1	0.52mi
202 Charles St Thomasville, NC	3.0	2.0	990	$1,500	$1.52	16d	1	0.53mi
722 Salem St Thomasville, NC	2.0–3.0	2.0	1037	$900	$0.87	16d	1	0.69mi
199 Sheppard St Unit N Thomasville, NC	3.0	2.0	864	$995	$1.15	25d	1	0.94mi
301 Culbreth Ave Thomasville, NC	2.0	1.0	750	$895	$1.19	25d	1	1.10mi
14 W Sunrise Ave Apt 14 Thomasville, NC	2.0	1.5	915	$925	$1.01	25d	1	1.31mi
312 Hill St Thomasville, NC	1.0	1.0	672	$775	$1.15	23d	1	1.32mi

Listing history 24 events

1. 2026-06-21
   days on market $159,000 Active 53 DOM
2. 2026-06-18
   days on market $159,000 Active 50 DOM
3. 2026-06-17
   days on market $159,000 Active 49 DOM
4. 2026-06-16
   days on market $159,000 Active 48 DOM
5. 2026-06-15
   days on market $159,000 Active 47 DOM
6. 2026-06-14
   days on market $159,000 Active 45 DOM
7. 2026-06-13
   days on market $159,000 Active 44 DOM
8. 2026-06-10
   days on market $159,000 Active 42 DOM
9. 2026-06-09
   days on market $159,000 Active 41 DOM
10. 2026-06-08
    days on market $159,000 Active 40 DOM
11. 2026-06-07
    days on market $159,000 Active 39 DOM
12. 2026-06-05
    days on market $159,000 Active 36 DOM
13. 2026-06-03
    days on market $159,000 Active 35 DOM
14. 2026-06-02
    days on market $159,000 Active 34 DOM
15. 2026-06-01
    days on market $159,000 Active 33 DOM
16. 2026-05-31
    days on market $159,000 Active 32 DOM
17. 2026-05-31
    days on market $159,000 Active 31 DOM
18. 2026-05-19
    price $159,000
19. 2026-04-30
    historical $1,095
20. 2026-04-29
    listed $165,000 Active
21. 2026-03-24
    listed $1,095
22. 2025-03-14
    soldstatus $134,000
23. 2024-11-11
    price $150,000
24. 2024-06-05
    soldstatus $125,000

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$406/yr (+$34/mo · 45.2%)

ⓘ 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 · 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: $14,229
• − Mortgage interest: −$8,906
• − Property taxes: −$898
• − Insurance: −$795
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$4,625
• Taxable loss: −$3,273
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $327/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: 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

+27.2% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $159,000 Triad MLS
• 2026-04-30 Rental Removed $1,095 TENANTTURNER2
• 2026-04-29 Listed $165,000 Triad MLS
• 2026-03-24 Listed for Rent $1,095 TENANTTURNER2
• 2025-03-14 Sold (Public Records) $134,000 Public Records
• 2024-11-11 Price Changed $150,000 Triad MLS
• 2024-06-05 Sold (Public Records) $125,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $898 · +0.0% YoY. Source: county tax records.