209 Howe St · Eden, NC 27288

$70,000

3 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 69 Days on market

Built 1939 0.45 ac 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 +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$13,900.00! Affordable investment. 3bd 1bth. Needs repairs. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

Key facts

• 0.45 acre lot
• Built 1939
• Listed 68 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One and one-half stories; Built in 1939; Existing structure
• Construction: Vinyl siding; Crawl space foundation; One fireplace in the living room
• Exterior features: Public-maintained road access; Lot approximately 0.45 acre; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Fireplace heating; No central air conditioning
• Interior features: Primary bedroom on the main level; Crawl space foundation; Living room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, 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: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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 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. 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: 1.89% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.39%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $197,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Oak St	0.52mi	3/1.0	1,738 (+3%)	10mo	$167,000	$96	62
312 Monticello St	0.64mi	3/2.0	1,565 (-7%)	0mo	$225,000	$144	54
511 Ash St	0.31mi	3/1.0	1,440 (-14%)	12mo	$162,900	$113	51
309 Hollingsworth St	0.15mi	2/2.0 (-1)	1,491 (-12%)	17mo	$45,000	$30	51
427 Glovenia St	0.35mi	3/2.0	1,550 (-8%)	19mo	$60,000	$39	50
525 Moir St	0.56mi	3/2.0	1,654 (-2%)	22mo	$235,000	$142	49
407 Greenwood St	0.38mi	3/2.0	1,490 (-12%)	13mo	$229,000	$154	48
115 Moir St	0.52mi	3/2.0	1,524 (-10%)	11mo	$178,500	$117	47
804 Orrell St	0.65mi	3/1.0	1,432 (-15%)	1mo	$64,880	$45	43
507 Dumaine St	0.62mi	4/3.0 (+1)	1,848 (+10%)	0mo	$242,500	$131	42
209 N Hamilton St	0.68mi	4/1.0 (+1)	1,788 (+6%)	15mo	$160,000	$89	41
212 Bryant St	0.72mi	3/2.0	1,654 (-2%)	23mo	$249,900	$151	40

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: 33.3%
• Equity multiple: 2.41×
• Total profit: $27,541
• Equity at exit: $10,437

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $74,019
• Equity at exit: $6,052

Cash invested: $19,600 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $611

Break-even live

Break-even rent $547

Max offer price $70,000

Occupancy floor 49%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Park Ave Eden, NC	3.0	2.0	1625	$1,495	$0.92	23d	1	1.01mi

Listing history 23 events

1. 2026-06-18
   days on market $70,000 Active 69 DOM
2. 2026-06-17
   days on market $70,000 Active 68 DOM
3. 2026-06-16
   days on market $70,000 Active 67 DOM
4. 2026-06-15
   price $70,000 Active 66 DOM
5. 2026-06-15
   days on market $80,000 Active 66 DOM
6. 2026-06-14
   days on market $80,000 Active 64 DOM
7. 2026-06-13
   days on market $80,000 Active 63 DOM
8. 2026-06-10
   days on market $80,000 Active 61 DOM
9. 2026-06-09
   days on market $80,000 Active 60 DOM
10. 2026-06-08
    days on market $80,000 Active 59 DOM
11. 2026-06-07
    days on market $80,000 Active 58 DOM
12. 2026-06-03
    days on market $80,000 Active 54 DOM
13. 2026-06-02
    days on market $80,000 Active 53 DOM
14. 2026-06-01
    days on market $80,000 Active 52 DOM
15. 2026-05-31
    days on market $80,000 Active 51 DOM
16. 2026-05-31
    days on market $80,000 Active 50 DOM
17. 2026-05-22
    price $80,000
18. 2026-04-28
    price $90,000
19. 2026-04-10
    listed $100,000 Active
20. 2021-08-12
    soldstatus $30,000
21. 2020-03-11
    soldstatus $11,350 Sold 427-char remark

    Show marketing remark (427 chars)

    $13,900.00! Affordable investment. 3bd 1bth. Needs repairs. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

22. 2020-02-17
    status Pending 427-char remark

    Show marketing remark (427 chars)

    $13,900.00! Affordable investment. 3bd 1bth. Needs repairs. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

23. 2020-01-15
    listed $13,900 Active 427-char remark

    Show marketing remark (427 chars)

    $13,900.00! Affordable investment. 3bd 1bth. Needs repairs. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$140/yr (+$12/mo · 32.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,844
• − Mortgage interest: −$3,921
• − Property taxes: −$434
• − Insurance: −$350
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,036
• Taxable income: $6,568
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $5,752/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 — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

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: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

+475.5% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $80,000 Triad MLS
• 2026-04-28 Price Changed $90,000 Triad MLS
• 2026-04-10 Listed $100,000 Triad MLS
• 2021-08-12 Sold (Public Records) $30,000 Public Records
• 2020-03-11 Sold (MLS) $11,350 Triad MLS
• 2020-02-17 Pending — Triad MLS
• 2020-01-15 Listed $13,900 Triad MLS

Property tax history

+5.4%/yr

Latest (2025): $434 · +0.0% YoY. Source: county tax records.