26 Crow Field St · Roxboro, NC 27574

$269,900

3 bd · 2.0 ba · 1,322 sqft · Other public records · 24 Days on market

Built 2026 Excellent condition 8,276 sqft lot $31/mo HOA · 1% of rent

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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).

• Cash flow +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

MOVE IN READY! The Alamance plan by LGI Homes is a ranch with 3 bedrooms and 2 baths. Open main living areas with a vaulted ceiling throughthe living room, dining, and kitchen. Great kitchen space has Granite counter-tops, eat-at bar seating, 36'' upper wood cabinets, LVL flooring, SS appliances including the refrigerator, recessed lights, and a pantry closet. The primary bedroom is vaulted with a walk-in closet and en-suite bath with Granite vanity top and LVL flooring. Guest bedrooms are situated away from the primary for privacy. Full guest bath has a Granite vanity top, LVL flooring, and a tub/shower combo. 2-car front entry garage and concrete driveway. Landscaped and sodded front yard

Key facts

• Eat-at bar seating
• Lvl flooring
• Great kitchen space

Tags

• VAULTED CEILING
• GREAT KITCHEN SPACE
• GRANITE COUNTER-TOPS
• EAT-AT BAR SEATING
• 36 UPPER WOOD CABINETS
• LVL FLOORING

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Homeowners association (Satterfield Farm HOA); Annual HOA fee: $370 (includes insurance and special assessments)

Exterior

• Parking: Attached garage; 2 garage spaces; 2 open parking spaces (4 total spaces); Concrete driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Single-story house; Site-built construction; Entry level: 1
• Construction: Vinyl siding; Built by LGI Homes (model: The Alamance); New construction
• Exterior features: Shingle roof; Slab foundation; No pool; No fencing; Lot approximately 0.19 acres; Publicly maintained road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heat (heat pump); Central air conditioning (heat pump)
• Interior features: Breakfast bar; Cathedral and vaulted ceilings; Ceiling fans; Entrance foyer; Granite countertops; Open floorplan; Pantry; Primary bedroom on main level; Recessed lighting; Walk-in closets; Insulated windows
• Laundry & utility: Laundry on main level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,851 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $163,501
• Equity at exit: $243,147

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $468,671
• Equity at exit: $524,356

Cash invested: $75,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$31
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $258

Break-even live

Break-even rent $2,400

Max offer price $269,900

Occupancy floor 86%

Sensitivity live

Price	-10% $445	-5% $351	+0% $258	+5% $165	+10% $72
Rent	-10% $43	-5% $151	+0% $258	+5% $366	+10% $474
Rate	-1.0pp $394	-0.5pp $327	base $258	+0.5pp $188	+1.0pp $117

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 15 events

1. 2026-06-16
   status $269,900 Pending 24 DOM
2. 2026-06-15
   days on market $269,900 Active 24 DOM
3. 2026-06-13
   days on market $269,900 Active 22 DOM
4. 2026-06-12
   days on market $269,900 Active 21 DOM
5. 2026-06-09
   days on market $269,900 Active 18 DOM
6. 2026-06-09
   price $269,900 Active 17 DOM
7. 2026-06-08
   days on market $295,900 Active 17 DOM
8. 2026-06-07
   days on market $295,900 Active 16 DOM
9. 2026-06-05
   days on market $295,900 Active 14 DOM
10. 2026-06-04
    days on market $295,900 Active 12 DOM
11. 2026-06-02
    days on market $295,900 Active 11 DOM
12. 2026-06-01
    days on market $295,900 Active 10 DOM
13. 2026-05-31
    days on market $295,900 Active 9 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $295,900 Active 8 DOM

ⓘ 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: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − HOA: −$372
• − Depreciation: −$7,852
• Taxable loss: −$1,251
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $3,399/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 100/100 None rehab

This home is move-in ready with excellent condition and no visible repairs needed. It has a good layout and quality finishes, making it a great investment.

Value-add opportunities

• Resale Painting the interior walls and ceiling — Fresh paint can make the interior look more inviting and modern.
• Resale Updating the flooring in the living areas — Hardwood flooring can add value and appeal to potential buyers.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls and ceiling — Fresh paint can make the interior look more inviting and modern. ↑
• Resale Updating the flooring in the living areas — Hardwood flooring can add value and appeal to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential 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

• Census place: Roxboro, NC
• 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

1 event — show timeline

• 2026-05-22 Listed $295,900 TMLS