319 Acme St · Reidsville, NC 27320

$75,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 36 Days on market

Built 1947 0.35 ac lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• 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 MLS

1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

Key facts

• Large kitchen
• Full basement
• Newly installed roof

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE KITCHEN
• NEWLY INSTALLED ROOF
• FULL BASEMENT
• ENCLOSED PORCH

Property features AI

Finance

• HOA & community: No association; Located in the High Point association area

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public water; Water heater: unknown
• Home design: Residential stick/site-built house; One and one-half stories; Built in 1947; Living room fireplace
• Construction: Aluminum siding; Unfinished basement; One fireplace in the living room
• Exterior features: 0.35-acre lot; Public-maintained road access; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom(s) on main and upper levels (total rooms include spaces that can serve as bedrooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: Enclosed porch (main level); Living room with fireplace
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% 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: schools D-, crime F, 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: 251 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $225,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Carroll St	0.18mi	4/3.0 (+1)	1,634 (+4%)	6mo	$230,000	$141	71
1103 Wentworth St	0.37mi	3/2.0	1,420 (-9%)	3mo	$225,000	$158	64
1008 Fawn Cir	0.59mi	3/2.5	1,605 (+2%)	6mo	$244,500	$152	62
112 Field St	0.27mi	3/1.0	1,745 (+11%)	5mo	$154,000	$88	60
805 Wilson St	0.31mi	3/1.0	1,359 (-13%)	3mo	$120,000	$88	57
1362 Us 158 Us Highway 158	0.64mi	3/2.0	1,500 (-4%)	9mo	$249,500	$166	56
2219 Doe Run	0.64mi	3/2.5	1,453 (-7%)	1mo	$246,500	$170	55
1353 Wentworth St	0.71mi	3/2.5	1,666 (+6%)	3mo	$224,900	$135	52
710 Wentworth St	0.17mi	2/1.0 (-1)	1,354 (-14%)	10mo	$155,000	$114	51
1006 Fawn Cir	0.58mi	3/2.5	1,703 (+9%)	9mo	$245,000	$144	49
1206 Deerfield Dr	0.65mi	3/2.0	1,402 (-11%)	6mo	$285,000	$203	47
2215 Doe Run	0.65mi	4/2.5 (+1)	1,776 (+13%)	6mo	$245,000	$138	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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-6,371
• Equity at exit: $11,183

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $2,007
• Equity at exit: $6,485

Cash invested: $21,000 (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: 251
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $90

Break-even live

Break-even rent $711

Max offer price $75,000

Occupancy floor 84%

Sensitivity live

Price	-10% $133	-5% $111	+0% $90	+5% $69	+10% $48
Rent	-10% $25	-5% $58	+0% $90	+5% $123	+10% $155
Rate	-1.0pp $128	-0.5pp $109	base $90	+0.5pp $71	+1.0pp $51

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 N Scales St Unit C Reidsville, NC	2.0	1.0	1080	$825	$0.76	24d	1	0.26mi

Listing history 23 events

1. 2026-06-18
   days on market $75,000 Active 36 DOM
2. 2026-06-17
   days on market $75,000 Active 35 DOM
3. 2026-06-16
   days on market $75,000 Active 34 DOM
4. 2026-06-15
   days on market $75,000 Active 33 DOM
5. 2026-06-14
   days on market $75,000 Active 31 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 30 DOM
7. 2026-06-10
   days on market $85,000 Active 28 DOM
8. 2026-06-09
   days on market $85,000 Active 27 DOM
9. 2026-06-08
   days on market $85,000 Active 26 DOM
10. 2026-06-07
    days on market $85,000 Active 25 DOM
11. 2026-06-03
    days on market $85,000 Active 21 DOM
12. 2026-06-02
    days on market $85,000 Active 20 DOM
13. 2026-06-01
    days on market $85,000 Active 19 DOM
14. 2026-05-31
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-13
    listed $85,000 Active
17. 2020-12-29
    soldstatus $53,500 Closed 253-char remark

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

18. 2020-12-29
    soldstatus $53,500

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

19. 2020-11-26
    status Pending 253-char remark

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

20. 2020-10-30
    historical Due Diligence Period 253-char remark

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

21. 2020-09-30
    price $64,500 253-char remark

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

22. 2020-09-14
    listed $69,500 Active 253-char remark

    Show marketing remark (253 chars)

    1947 Home needing a make over - Foyer with Arch doorway into the Living Room, Enclosed Porch off Large Kitchen, Bedroom 2 and 3 and Full Bath Down and Master, Dressing Room, Loft and Master Bath Up. Tax Value at $78,234 - Being sold in AS-IS condition.

23. 1997-11-14
    soldstatus $71,500

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $9,900
• − Mortgage interest: −$4,201
• − Property taxes: −$1,644
• − Insurance: −$375
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,182
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,103/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

+18.9% since first listed

8 events — show timeline

• 2026-05-13 Listed $85,000 Triad MLS
• 2020-12-29 Sold (Public Records) $53,500 Public Records
• 2020-12-29 Sold (MLS) $53,500 Triad MLS
• 2020-11-26 Pending — Triad MLS
• 2020-10-30 Contingent — Triad MLS
• 2020-09-30 Price Changed $64,500 Triad MLS
• 2020-09-14 Listed $69,500 Triad MLS
• 1997-11-14 Sold (Public Records) $71,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,644 · +0.0% YoY. Source: county tax records.