619 Lincoln St · Reidsville, NC 27320

$95,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 136 Days on market

Built 1946 5,227 sqft lot Est $89k · 6% over

---

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).

• Cash flow +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• ARV discount +4.7/15.0
• 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 MLS

House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

Key facts

• 5,227 sq ft lot
• Built 1946
• Listed 136 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: Public sewer; No water heater listed
• Home design: Residential stick/site-built house; One story; Built in 1946; Existing structure
• Construction: Vinyl siding; Crawl space foundation; One level
• Exterior features: City lot; No fencing; No pool; Private water source; Public maintained road

Interior

• Bedrooms: 1 room on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling; No fuel for heating
• Interior features: Primary bedroom on the main level; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% 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: schools D-, crime F, amenities 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.
• Market conditions: 251 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $95k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $89,376
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Mulberry St	0.71mi	2/1.0	656 (-2%)	3mo	$75,000	$114	60
609 King St	0.34mi	2/1.0	720 (+7%)	15mo	$105,000	$146	60
613 NW Market St	0.39mi	2/1.0	725 (+8%)	23mo	$96,500	$133	49
318 Mulberry St	0.70mi	2/1.0	608 (-10%)	3mo	$75,000	$123	49

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,522
• Equity at exit: $14,165

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $14,271
• Equity at exit: $8,214

Cash invested: $26,600 (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: 251
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $203

Break-even live

Break-even rent $721

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $256	-5% $230	+0% $203	+5% $176	+10% $149
Rent	-10% $125	-5% $164	+0% $203	+5% $241	+10% $280
Rate	-1.0pp $251	-0.5pp $227	base $203	+0.5pp $178	+1.0pp $153

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 136 DOM
2. 2026-06-17
   days on market $95,000 Active 135 DOM
3. 2026-06-16
   days on market $95,000 Active 134 DOM
4. 2026-06-15
   days on market $95,000 Active 133 DOM
5. 2026-06-14
   days on market $95,000 Active 131 DOM
6. 2026-06-13
   days on market $95,000 Active 130 DOM
7. 2026-06-10
   days on market $95,000 Active 128 DOM
8. 2026-06-09
   days on market $95,000 Active 127 DOM
9. 2026-06-08
   days on market $95,000 Active 126 DOM
10. 2026-06-07
    days on market $95,000 Active 125 DOM
11. 2026-06-03
    days on market $95,000 Active 121 DOM
12. 2026-06-02
    days on market $95,000 Active 120 DOM
13. 2026-06-01
    days on market $95,000 Active 119 DOM
14. 2026-05-31
    days on market $95,000 Active 118 DOM
15. 2026-05-31
    days on market $95,000 Active 117 DOM
16. 2026-04-23
    price $95,000
17. 2026-02-23
    price $105,000
18. 2026-02-02
    listed $115,000 Active
19. 2023-09-07
    soldstatus $24,500 Closed 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

20. 2023-08-26
    status Pending 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

21. 2023-08-16
    historical Due Diligence Period 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

22. 2023-08-16
    status Active 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

23. 2023-08-16
    historical Due Diligence Period 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

24. 2023-08-07
    price $29,900 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

25. 2023-06-23
    listed $34,900 Active 128-char remark

    Show marketing remark (128 chars)

    House has vinyl siding & replacement windows. House needs work!!!! Needs interior work, exterior work, & paiting inside.

26. 2005-04-22
    soldstatus $40,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$396/yr (+$33/mo · 103.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,732
• − Mortgage interest: −$5,321
• − Property taxes: −$383
• − Insurance: −$475
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,764
• Taxable income: $912
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,214/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

+137.5% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $95,000 Triad MLS
• 2026-02-23 Price Changed $105,000 Triad MLS
• 2026-02-02 Listed $115,000 Triad MLS
• 2023-09-07 Sold (MLS) $24,500 Triad MLS
• 2023-08-26 Pending — Triad MLS
• 2023-08-16 Contingent — Triad MLS
• 2023-08-16 Relisted — Triad MLS
• 2023-08-16 Contingent — Triad MLS
• 2023-08-07 Price Changed $29,900 Triad MLS
• 2023-06-23 Listed $34,900 Triad MLS
• 2005-04-22 Sold (Public Records) $40,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $383 · +0.0% YoY. Source: county tax records.