12056 Old Us Highway 64 · Denton, NC 27292

$126,500

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 70 Days on market

Built 1942 0.25 ac lot

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A PEACEFUL COUNTRY ATMOSPHERE awaits you in this CHARMING 3BR/1BA Bungalow just waiting to be called HOME! Great location that's convenient to the Interstate, restaurants, department stores, etc! Lovely side porch perfect for enjoying your morning coffee! So many updates including: paint, light fixtures, flooring, kitchen countertops, landscaping, new roof in 2019, spacious back yard with storage building. Nice sized primary bedroom. Ceiling fans in each bedroom. Lovely entry space perfect for coat rack, plants, etc. Everything you could want at an incredible price! Don't delay!

Key facts

• 0.25 acre lot
• Built 1942
• Listed 70 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Single-story house; Stick/site built residential property; Built in 1942; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Public maintained road; Storage structure on property

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedrooms located on the main level (total rooms indicate 5 rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Pantry; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.8% in Denton — 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 72/100 on livability (#97 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 404 active listings in the ZIP; 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 $875 of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1942 — 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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,252
• Equity at exit: $18,862

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $17,548
• Equity at exit: $10,937

Cash invested: $35,420 (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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 404
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$663
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $338

Break-even live

Break-even rent $958

Max offer price $126,500

Occupancy floor 71%

Sensitivity live

Price	-10% $410	-5% $374	+0% $338	+5% $302	+10% $266
Rent	-10% $229	-5% $283	+0% $338	+5% $393	+10% $448
Rate	-1.0pp $402	-0.5pp $370	base $338	+0.5pp $305	+1.0pp $272

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $126,500 Active 70 DOM
2. 2026-06-17
   days on market $126,500 Active 69 DOM
3. 2026-06-16
   days on market $126,500 Active 68 DOM
4. 2026-06-15
   days on market $126,500 Active 67 DOM
5. 2026-06-14
   days on market $126,500 Active 65 DOM
6. 2026-06-13
   days on market $126,500 Active 64 DOM
7. 2026-06-10
   days on market $126,500 Active 62 DOM
8. 2026-06-09
   days on market $126,500 Active 61 DOM
9. 2026-06-08
   days on market $126,500 Active 60 DOM
10. 2026-06-07
    days on market $126,500 Active 59 DOM
11. 2026-06-05
    days on market $126,500 Active 56 DOM
12. 2026-06-03
    days on market $126,500 Active 55 DOM
13. 2026-06-02
    days on market $126,500 Active 54 DOM
14. 2026-06-01
    days on market $126,500 Active 53 DOM
15. 2026-05-31
    days on market $126,500 Active 52 DOM
16. 2026-05-31
    days on market $126,500 Active 51 DOM
17. 2026-04-09
    listed $126,500 Active
18. 2026-04-03
    historical $126,500
19. 2026-01-20
    status Active
20. 2025-12-18
    historical Active Under Contract
21. 2025-12-10
    listed $130,000 Active
22. 2021-11-22
    soldstatus $120,000 Closed 586-char remark

    Show marketing remark (586 chars)

    A PEACEFUL COUNTRY ATMOSPHERE awaits you in this CHARMING 3BR/1BA Bungalow just waiting to be called HOME! Great location that's convenient to the Interstate, restaurants, department stores, etc! Lovely side porch perfect for enjoying your morning coffee! So many updates including: paint, light fixtures, flooring, kitchen countertops, landscaping, new roof in 2019, spacious back yard with storage building. Nice sized primary bedroom. Ceiling fans in each bedroom. Lovely entry space perfect for coat rack, plants, etc. Everything you could want at an incredible price! Don't delay!

23. 2021-11-21
    soldstatus $120,000
24. 2021-10-17
    historical Due Diligence Period 586-char remark

    Show marketing remark (586 chars)

    A PEACEFUL COUNTRY ATMOSPHERE awaits you in this CHARMING 3BR/1BA Bungalow just waiting to be called HOME! Great location that's convenient to the Interstate, restaurants, department stores, etc! Lovely side porch perfect for enjoying your morning coffee! So many updates including: paint, light fixtures, flooring, kitchen countertops, landscaping, new roof in 2019, spacious back yard with storage building. Nice sized primary bedroom. Ceiling fans in each bedroom. Lovely entry space perfect for coat rack, plants, etc. Everything you could want at an incredible price! Don't delay!

25. 2021-10-14
    listed $119,900 Active 586-char remark

    Show marketing remark (586 chars)

    A PEACEFUL COUNTRY ATMOSPHERE awaits you in this CHARMING 3BR/1BA Bungalow just waiting to be called HOME! Great location that's convenient to the Interstate, restaurants, department stores, etc! Lovely side porch perfect for enjoying your morning coffee! So many updates including: paint, light fixtures, flooring, kitchen countertops, landscaping, new roof in 2019, spacious back yard with storage building. Nice sized primary bedroom. Ceiling fans in each bedroom. Lovely entry space perfect for coat rack, plants, etc. Everything you could want at an incredible price! Don't delay!

26. 2015-04-01
    soldstatus $47,600
27. 2006-03-30
    soldstatus $35,000
28. 2000-03-01
    soldstatus $16,000
29. 2000-03-01
    soldstatus $18,000
30. 2000-03-01
    soldstatus $37,000
31. 2000-03-01
    soldstatus $37,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$550/yr (+$46/mo · 112.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $16,630
• − Mortgage interest: −$7,086
• − Property taxes: −$487
• − Insurance: −$632
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,680
• Taxable income: $2,083
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,557/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Denton

• Score: 72/100
• State rank: #97
• US rank: #6391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 129,088 people
• Metro: Winston-Salem, NC
• Population (ZIP): 40,311
• Household income: $57,264
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1001.0

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 (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -75.79%
• Current HPI: 267.074
• Rent YoY: ▲ 1.37%
• 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

+690.6% since first listed

15 events — show timeline

• 2026-04-09 Listed $126,500 Triad MLS
• 2026-04-03 Coming Soon $126,500 Triad MLS
• 2026-01-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-12-10 Listed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2021-11-22 Sold (MLS) $120,000 Triad MLS
• 2021-11-21 Sold (Public Records) $120,000 Public Records
• 2021-10-17 Contingent — Triad MLS
• 2021-10-14 Listed $119,900 Triad MLS
• 2015-04-01 Sold (Public Records) $47,600 Public Records
• 2006-03-30 Sold (Public Records) $35,000 Public Records
• 2000-03-01 Sold (Public Records) $37,000 Public Records
• 2000-03-01 Sold (Public Records) $37,000 Public Records
• 2000-03-01 Sold (Public Records) $18,000 Public Records
• 2000-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $487 · +3.1% YoY. Source: county tax records.