93 Jeff Ave · Tyro, NC 27292

$185,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 80 Days on market

Built 1978 Est $309k · 40% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean neat and ready for you. New carpet just installed along with fresh paint. Large rooms, screened porch, covered carport cute nook for your shoes and coats, nice bar in kitchen with plenty of cabinet space.

Key facts

• Covered carport
• Screened porch
• Bar in kitchen

Tags

• SCREENED PORCH
• COVERED CARPORT
• BAR IN KITCHEN
• PLENTY OF CABINET SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached carport; Driveway; 1 covered garage/carport space
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Manufactured home (double wide); One story; Built in 1978; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom located on main level; Pantry
• Laundry & utility: Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $32 ($380/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 $143k (22.7% below list).
• Recommended offer: $143k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.1% in Tyro — 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 71/100 on livability (#114 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, 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.
• Zoned schools: Tyro Elementary (math 42% / reading 32%, grade F, #771 of 1,410 statewide, top 57%, 413 students, 62% FRL); Tyro Middle (math 34% / reading 44%, grade F, #238 of 475 statewide, top 51%, 561 students, 58% FRL); West Davidson High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 725 students, 50% FRL) — zoned schools average 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 403 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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $143,062 (22.7% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $309,168
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3289 Tyro Rd	0.43mi	3/2.0	1,496 (+9%)	12mo	$359,000	$240	54
112 Sowers Pl	0.37mi	3/2.0	1,275 (-7%)	21mo	$279,900	$220	54
3189 Tyro Rd	0.51mi	3/2.0	1,302 (-5%)	24mo	$239,000	$184	48
117 Kathryn Oak Ln	0.75mi	3/2.0	1,415 (+3%)	21mo	$320,000	$226	42

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-30,358
• Equity at exit: $27,584

10-year hold

• IRR: -11.5%
• Equity multiple: 0.36×
• Total profit: $-33,367
• Equity at exit: $15,995

Cash invested: $51,800 (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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 403
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $32

Break-even live

Break-even rent $1,391

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $84	+0% $32	+5% $-21	+10% $-73
Rent	-10% $-81	-5% $-25	+0% $32	+5% $88	+10% $145
Rate	-1.0pp $125	-0.5pp $79	base $32	+0.5pp $-16	+1.0pp $-65

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $185,000 Active 80 DOM
2. 2026-06-18
   days on market $185,000 Active 77 DOM
3. 2026-06-17
   days on market $185,000 Active 76 DOM
4. 2026-06-16
   days on market $185,000 Active 75 DOM
5. 2026-06-15
   days on market $185,000 Active 74 DOM
6. 2026-06-14
   days on market $185,000 Active 72 DOM
7. 2026-06-13
   days on market $185,000 Active 71 DOM
8. 2026-06-10
   days on market $185,000 Active 69 DOM
9. 2026-06-09
   days on market $185,000 Active 68 DOM
10. 2026-06-08
    days on market $185,000 Active 67 DOM
11. 2026-06-07
    days on market $185,000 Active 66 DOM
12. 2026-06-05
    days on market $185,000 Active 63 DOM
13. 2026-06-03
    days on market $185,000 Active 62 DOM
14. 2026-06-02
    days on market $185,000 Active 61 DOM
15. 2026-06-01
    days on market $185,000 Active 60 DOM
16. 2026-05-31
    days on market $185,000 Active 59 DOM
17. 2026-05-31
    days on market $185,000 Active 58 DOM
18. 2026-04-13
    price $185,000
19. 2026-04-02
    listed $195,000 Active
20. 1999-06-01
    soldstatus $51,000
21. 1999-06-01
    soldstatus $50,000
22. 1999-06-01
    soldstatus $51,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$902/yr (+$75/mo · 146.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$10,363
• − Property taxes: −$615
• − Insurance: −$925
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,382
• Taxable loss: −$2,864
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $1,068/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 — Tyro

• Score: 71/100
• State rank: #114
• US rank: #7079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyro, NC
• 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

+262.7% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $185,000 Triad MLS
• 2026-04-02 Listed $195,000 Triad MLS
• 1999-06-01 Sold (Public Records) $51,000 Public Records
• 1999-06-01 Sold (Public Records) $50,000 Public Records
• 1999-06-01 Sold (Public Records) $51,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $615 · +0.0% YoY. Source: county tax records.