333 Allensville Rd · Roxboro, NC 27574

$325,000

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 91 Days on market

Built 1961 0.50 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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Absolutely Adorable Brick Ranch with so much to offer! HUGE Screened in Porch that overlooks the Gorgeous Private Backyard filled with Mature Vegetation. From the Porch, Walk out to the Two Car Attached Carport where you can keep your cars out of the weather and/or have more space to relax and entertain! You're Greeted by the Large Separate Living Room which features Built in Shelving. From there, head into the Spacious Kitchen and Dining Room Area that offers an abundance of cabinets, shelving and unique storage space! Both Full Bathrooms are Retro Chic with Vintage Tile, one pink and one blue, with the pink bathroom featuring Beautiful wallpaper and a large vanity! The Gorgeous Hardwood F

Key facts

• Screened in porch
• Private backyard
• Built in shelving

Tags

• SCREENED IN PORCH
• PRIVATE BACKYARD
• TWO CAR ATTACHED CARPORT
• BUILT IN SHELVING
• SPACIOUS KITCHEN
• VINTAGE TILE

Property features AI

Finance

• Other: Lot is approximately 0.5 acre; Outbuildings and storage structures included
• HOA & community: No association

Exterior

• Parking: Carport for 2 vehicles; Driveway; Gravel parking; Total parking for 4 vehicles; Open parking for 2 vehicles
• Security: Private entrance
• Utilities: Public water; Septic tank; Electric service (supports central AC and gas heating); Road frontage on a state road
• Home design: Site-built home; One story; Facing state road (public, asphalt, maintained)
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Has basement (concrete, unfinished, interior and exterior entry)
• Exterior features: Covered front porch; Screened porch; Side porch; Private entrance; Rain gutters; Storage/outbuilding and shed(s); Privacy fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Wall oven; Pantry (kitchen storage)
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bathtub/shower combination; Built-in features; Ceiling fan(s); Double vanity; Pantry; Primary bedroom on main level; Storage; Double pane and insulated windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $238 ($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 $274k (15.7% below list).
• Recommended offer: $274k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.5% in Roxboro — 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 55/100 on livability (#649 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Person County Schools (rural): math 39% / reading 42% proficiency, ranked #110 of 178 in NC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Person High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,079 students, 60% FRL).
• Market conditions: 129 active listings in the ZIP; 113 units permitted in Person County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Person County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $133k; list at $325k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,053 (15.7% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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?
6. 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?
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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $191,984
• Equity at exit: $292,786

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $553,151
• Equity at exit: $631,404

Cash invested: $91,000 (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 27574

• Home prices YoY: 8.5%
• Active inventory: 129
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,741 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $238

Break-even live

Break-even rent $2,440

Max offer price $325,000

Occupancy floor 86%

Sensitivity live

Price	-10% $422	-5% $330	+0% $238	+5% $146	+10% $54
Rent	-10% $21	-5% $129	+0% $238	+5% $346	+10% $454
Rate	-1.0pp $401	-0.5pp $320	base $238	+0.5pp $153	+1.0pp $68

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-04-10
   price $325,000
3. 2026-03-08
   price $345,000
4. 2026-02-20
   listed $355,000 Active
5. 2004-12-17
   soldstatus $133,000

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $2,665 · $222/mo
• Expected delta: +$1,613/yr (+$134/mo · 153.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $32,886
• − Mortgage interest: −$18,205
• − Property taxes: −$1,052
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$9,455
• Taxable loss: −$2,712
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $3,502/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: Person County Schools
• NCES district ID: 3703630
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $43,729
• Composite: 34.3/100
• National rank: #5242
• State rank: #110 of 178 in NC

Livability — Roxboro

• Score: 55/100
• State rank: #649
• US rank: #23536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,954
• Population (ZIP): 14,163

Population outlook (Person County) Hauer SSP2

• Today (2025): 38,577 people
• By 2030: 37,847 · -1.9%
• By 2040: 35,740 · -7.4%
• By 2050: 32,683 · -15.3%
• By 2075: 24,979 · -35.2%
• By 2100: 15,779 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Person

• 2024 margin: Strong R (+23.7) · D 37.7% · R 61.4%
• 2008→2024 swing: -15.2pp toward R · 2008: -8.5pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+21.6 2016: R+17.3 2012: R+11.0 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.68%
• Current HPI: 276.8767
• 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

+144.4% since first listed

5 events — show timeline

• 2026-05-22 Pending — TMLS
• 2026-04-10 Price Changed $325,000 TMLS
• 2026-03-08 Price Changed $345,000 TMLS
• 2026-02-20 Listed $355,000 TMLS
• 2004-12-17 Sold (Public Records) $133,000 Public Records

Property tax history

+1.5%/yr

Latest (2019): $1,052 · +6.6% YoY. Source: county tax records.