309 Wentworth St · Reidsville, NC 27320

$109,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 12 Days on market

Built 1930 0.30 ac lot Est $143k · 24% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• 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

Investment opportunity in a central Reidsville location convenient to downtown and just minutes from Highway 29. This 1930 brick home offers potential for renovation, resale, or rental portfolio addition. The floor plan includes an open living room and kitchen concept, an enclosed front porch, full bath, and flexible room layout. Outside, the property features a fenced yard with an expansive backyard offering plenty of usable outdoor space, along with an additional storage building/shop that provides great potential for future use. Home needs repairs and updates and is best suited for a cash buyer or renovation financing. Buyer to verify bedroom count, square footage, heating, driveway/acce

Key facts

• 0.3 acre lot
• Built 1930
• Listed 11 days

Property features AI

Finance

• Other: Lot approximately 0.3 acre (69 x 191); Public maintained road access; Building total area reported as 864; Directions: Scales Street to Wentworth
• Financial info: Tax amount provided but financial details excluded
• HOA & community: No association

Exterior

• Parking: On-street parking
• Security: Security details not provided
• Utilities: Public water; Public sewer; Water heater unknown
• Home design: Residential stick/site-built house; One story; Built in 1930; Existing structure
• Construction: Brick and wood siding construction; Crawl space foundation
• Exterior features: Exterior features described in remarks; Storage structure on property; No pool

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Window unit(s) for cooling; No central air
• Interior features: Primary suite on main level
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $58 ($697/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 $92k (15.9% below list).
• Recommended offer: $92k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Reidsville Middle (math 27% / reading 33%, grade F, #335 of 475 statewide, top 72%, 614 students, 100% FRL); Reidsville High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 753 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 258 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $754 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $91,667 (15.9% below list)

Questions for the listing agent

1. Built in 1930 — 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 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: 0.84% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $143,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Carroll St	0.13mi	3/1.0 (+1)	884 (-1%)	0mo	$156,500	$177	86
704 Roach St	0.35mi	2/1.5	874 (-2%)	2mo	$33,000	$38	76
319 N Washington Ave	0.42mi	1/1.0 (-1)	869 (-3%)	3mo	$20,000	$23	68
903 Norman St	0.35mi	3/1.0 (+1)	957 (+7%)	1mo	$180,000	$188	67
626 King St	0.32mi	3/1.0 (+1)	965 (+8%)	2mo	$160,000	$166	66
405 Graves St	0.47mi	2/1.0	984 (+10%)	1mo	$127,000	$129	61
702 Roach St	0.35mi	2/1.0	812 (-9%)	10mo	$130,000	$160	60
329 N Washington Ave	0.39mi	1/1.0 (-1)	800 (-11%)	5mo	$179,000	$224	55
818 Sunset St	0.55mi	2/1.0	832 (-7%)	9mo	$20,000	$24	55
304 Roanoke St	0.34mi	3/1.0 (+1)	1,025 (+14%)	3mo	$175,000	$171	52
827 Moore St	0.55mi	2/1.0	768 (-14%)	9mo	$40,000	$52	43
971 Willow St	0.72mi	3/1.0 (+1)	1,020 (+14%)	3mo	$152,500	$150	36

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-14,002
• Equity at exit: $16,252

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-7,590
• Equity at exit: $9,424

Cash invested: $30,520 (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: 258
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $917 high
• Mortgage (P&I): −$572
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $58

Break-even live

Break-even rent $843

Max offer price $109,000

Occupancy floor 89%

Sensitivity live

Price	-10% $120	-5% $89	+0% $58	+5% $27	+10% $-4
Rent	-10% $-14	-5% $22	+0% $58	+5% $94	+10% $131
Rate	-1.0pp $113	-0.5pp $86	base $58	+0.5pp $30	+1.0pp $1

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Mulberry St Reidsville, NC	2.0	1.0	899	$1,025	$1.14	25d	1	0.09mi
528 N Scales St Unit C Reidsville, NC	2.0	1.0	1080	$825	$0.76	25d	1	0.11mi
110 Arlington St Reidsville, NC	2.0	1.0	1000	$850	$0.85	25d	1	0.52mi
411 W Ransom St Apt 1 Reidsville, NC	2.0	1.0	900	$825	$0.92	25d	1	1.39mi
411 W Ransom St Reidsville, NC	2.0	1.0	900	$825	$0.92	20d	1	1.39mi
744 Crescent Dr Unit 4 Reidsville, NC	1.0	1.0	990	$670	$0.68	20d	1	1.40mi

Listing history 9 events

1. 2026-06-22
   days on market $109,000 Active 12 DOM
2. 2026-06-18
   days on market $109,000 Active 9 DOM
3. 2026-06-17
   days on market $109,000 Active 8 DOM
4. 2026-06-16
   days on market $109,000 Active 7 DOM
5. 2026-06-15
   days on market $109,000 Active 6 DOM
6. 2026-06-14
   days on market $109,000 Active 4 DOM
7. 2026-06-13
   days on market $109,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $109,000 Active 1 DOM

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$305/yr (+$25/mo · 51.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,000
• − Mortgage interest: −$6,106
• − Property taxes: −$589
• − Insurance: −$545
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$3,171
• Taxable loss: −$1,170
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $978/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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $109,000 Triad MLS
• 2026-06-09 Coming Soon $109,000 Triad MLS

Property tax history

+1.8%/yr

Latest (2025): $589 · +0.0% YoY. Source: county tax records.