325 Bluemont Rd · Toast, NC 27030

$135,000

2 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.50 ac lot Est $207k · 35% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 2-bedroom, 1.5-bath fixer-upper full of potential! Conveniently located close to grocery stores, dining, and everyday essentials, this property is perfect for investors, renovators, or buyers eager to put their personal touch on a home. The interior offers a functional layout with a spacious living area, two comfortably sized bedrooms, and a half bath for added convenience. An attached covered carport provides easy, sheltered access to the home, while a separate workshop offers excellent space for projects and storage. This property is a great opportunity to build equity and create something truly special. Being sold as-is—bring your vision and make it you

Key facts

• Separate workshop
• 0.5 acre lot
• Garage

Tags

• ATTACHED COVERED CARPORT
• SEPARATE WORKSHOP

Property features AI

Finance

• Other: Property includes one fireplace with a gas log located in the den
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Gravel parking; One garage/carport space
• Utilities: Private water source; Private sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1960; Existing structure
• Construction: Brick construction; Crawl space foundation; Shingle roof information not provided
• Exterior features: Cleared lot; Storage structure on the property; Publicly maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Propane (Propane gas fuel); No central cooling
• Interior features: Primary bedroom located on the main level; Attic access only
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#485 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: amenities F, commute F, employment F.
• Surry County Schools (rural): math 52% / reading 52% proficiency, ranked #60 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Franklin Elementary (math 54% / reading 50%, grade C-, #354 of 1,410 statewide, top 28%, 456 students, 75% FRL); Meadowview Magnet Middle (math 48% / reading 49%, grade C-, #127 of 475 statewide, top 28%, 349 students, 74% FRL); North Surry High (math 57% / reading 48%, grade C-, #287 of 535 statewide, top 54%, 843 students, 62% FRL) — zoned schools average 71% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 215 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 243 units permitted in Surry County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Surry County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,983 (3.7% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $206,976
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Bluemont Rd	0.00mi	2/1.5	1,156 (-2%)	0mo	$125,000	$108	97
122 Rain Tree Trl	0.23mi	3/1.0 (+1)	1,150 (-2%)	12mo	$215,000	$187	68
132 Belair Dr	0.46mi	3/1.0 (+1)	1,196 (+2%)	11mo	$200,000	$167	60
116 Dogwood Dr	0.52mi	3/1.0 (+1)	1,140 (-3%)	8mo	$212,000	$186	56
180 Maple Dr	0.36mi	2/2.0	1,259 (+7%)	18mo	$175,000	$139	54
446 Durham St	0.67mi	2/1.0	1,134 (-4%)	11mo	$164,000	$145	52
262 Summit Dr	0.63mi	2/1.5	1,200 (+2%)	24mo	$132,500	$110	48
104 Parrish Ln	0.42mi	2/1.0	1,050 (-11%)	20mo	$185,000	$176	44
808 Factory St	0.65mi	3/2.5 (+1)	1,100 (-6%)	18mo	$268,000	$244	35
160 Belair Dr	0.52mi	2/2.0	1,342 (+14%)	24mo	$249,900	$186	30

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,489
• Equity at exit: $20,129

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $9,701
• Equity at exit: $11,672

Cash invested: $37,800 (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 27030

• Active inventory: 215
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $211

Break-even live

Break-even rent $1,033

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $287	-5% $249	+0% $211	+5% $173	+10% $135
Rent	-10% $108	-5% $160	+0% $211	+5% $262	+10% $314
Rate	-1.0pp $279	-0.5pp $245	base $211	+0.5pp $176	+1.0pp $140

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Willow St Mount Airy, NC	1.0–2.0	1.0–2.0	815	$1,641	$2.01	45d	9	1.11mi
148 Churchill Ln Mt Airy, NC	2.0	1.0	960	$1,150	$1.20	45d	1	1.35mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   listed $135,000 Active

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$487/yr (+$41/mo · 78.6%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,598
• − Mortgage interest: −$7,562
• − Property taxes: −$620
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,927
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,456/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: Surry County Schools
• NCES district ID: 3704410
• Math proficiency: 52% ▲ 4.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $37,488
• Composite: 43.26/100
• National rank: #3054
• State rank: #60 of 178 in NC

Livability — Toast

• Score: 61/100
• State rank: #485
• US rank: #17799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toast, NC
• County: Surry County · 36,241 people
• City population: 36,350
• Metro: Mount Airy, NC
• Population (ZIP): 36,241
• Household income: $46,377
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 939.0

Population outlook (Surry County) Hauer SSP2

• Today (2025): 69,473 people
• By 2030: 66,964 · -3.6%
• By 2040: 60,967 · -12.2%
• By 2050: 54,102 · -22.1%
• By 2075: 38,806 · -44.1%
• By 2100: 24,711 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Surry

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -28.0pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+51.4 2016: R+50.7 2012: R+36.9 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.64%
• Current HPI: 177.1549
• Rent YoY: —
• Metro: Mount Airy, 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

2 events — show timeline

• 2026-05-01 Pending — Triad MLS
• 2026-04-22 Listed $135,000 Triad MLS

Property tax history

+2.1%/yr

Latest (2025): $620 · +13.3% YoY. Source: county tax records.