2311 Whites Memorial Rd · Franklinville, NC 27248

$143,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 47 Days on market

Built 1955 0.41 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Need a home to live in while doing upgrades? this home has Beautiful Lot ,Great Neighborhood, has Large picture window, Home has hardwoods, Appliances included, Good Floorplan, Additional 360 Sq Ft of unheated space that would be great place to do a 3rd bedroom and bath. Has Out Building, selling as is, Priced to sell!

Key facts

• Dual sinks
• Metal roof
• Double doors

Tags

• METAL ROOF
• DOUBLE DOORS
• OVERSIZED PRIMARY BATH
• FREE STANDING SOAKER TUB
• WALK IN SHOWER
• DUAL SINKS

Property features AI

Finance

• Other: Lot size approximately 0.41 acre
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Well water source; Septic tank sewer; Electric water heater; Publicly maintained road access
• Home design: Residential stick/site-built house; One story; Built in 1955; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Well water; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Oil heating; Heating details referenced in remarks
• Interior features: Primary bedroom on the main level; Total of 4 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $261 ($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 $142k (1.2% below list).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#451 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($995 loan paydown + $6k appreciation (4.0% local appreciation)).
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $101k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $139,583 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1955 — 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 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?
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: 0.99% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.04×
• Total profit: $42,055
• Equity at exit: $73,372

10-year hold

• IRR: 18.0%
• Equity multiple: 3.90×
• Total profit: $116,719
• Equity at exit: $120,337

Cash invested: $40,292 (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 27248

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $261

Break-even live

Break-even rent $1,091

Max offer price $143,900

Occupancy floor 77%

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-23
   status Pending
2. 2026-05-03
   historical Due Diligence Period
3. 2026-04-05
   listed $143,900 Active
4. 2025-11-05
   price $143,900
5. 2025-08-19
   price $155,750
6. 2022-09-23
   soldstatus $101,000
7. 2022-05-26
   soldstatus $75,000 Closed 322-char remark

   Show marketing remark (322 chars)

   Need a home to live in while doing upgrades? this home has Beautiful Lot ,Great Neighborhood, has Large picture window, Home has hardwoods, Appliances included, Good Floorplan, Additional 360 Sq Ft of unheated space that would be great place to do a 3rd bedroom and bath. Has Out Building, selling as is, Priced to sell!

8. 2022-05-26
   soldstatus $75,000

   Show marketing remark (322 chars)

   Need a home to live in while doing upgrades? this home has Beautiful Lot ,Great Neighborhood, has Large picture window, Home has hardwoods, Appliances included, Good Floorplan, Additional 360 Sq Ft of unheated space that would be great place to do a 3rd bedroom and bath. Has Out Building, selling as is, Priced to sell!

9. 2022-05-16
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Need a home to live in while doing upgrades? this home has Beautiful Lot ,Great Neighborhood, has Large picture window, Home has hardwoods, Appliances included, Good Floorplan, Additional 360 Sq Ft of unheated space that would be great place to do a 3rd bedroom and bath. Has Out Building, selling as is, Priced to sell!

10. 2022-05-11
    listed $79,900 Active 322-char remark

    Show marketing remark (322 chars)

    Need a home to live in while doing upgrades? this home has Beautiful Lot ,Great Neighborhood, has Large picture window, Home has hardwoods, Appliances included, Good Floorplan, Additional 360 Sq Ft of unheated space that would be great place to do a 3rd bedroom and bath. Has Out Building, selling as is, Priced to sell!

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$612/yr (+$51/mo · 107.8%)

ⓘ 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 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,059
• − Mortgage interest: −$8,061
• − Property taxes: −$568
• − Insurance: −$720
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,186
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,943/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Franklinville

• Score: 62/100
• State rank: #451
• US rank: #16600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,975

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 258.7062
• 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

+80.1% since first listed

10 events — show timeline

• 2026-05-23 Pending — Triad MLS
• 2026-05-03 Contingent — Triad MLS
• 2026-04-05 Listed $143,900 Triad MLS
• 2025-11-05 Price Changed $143,900 Triad MLS
• 2025-08-19 Price Changed $155,750 Triad MLS
• 2022-09-23 Sold (Public Records) $101,000 Public Records
• 2022-05-26 Sold (Public Records) $75,000 Public Records
• 2022-05-26 Sold (MLS) $75,000 Triad MLS
• 2022-05-16 Pending — Triad MLS
• 2022-05-11 Listed $79,900 Triad MLS

Property tax history

+10.0%/yr

Latest (2025): $568 · +0.0% YoY. Source: county tax records.