1126 Oak Blossom Way · Whitsett, NC 27377

$215,000

3 bd · 2.5 ba · 1,350 sqft · Townhouse public records · 55 Days on market

Built 2004 871 sqft lot Est $201k · 7% over $270/mo HOA · 13% of rent

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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).

• Cash flow +13.6/30.0
• Appreciation +5.5/10.0
• 1% rule +4.4/10.0
• ARV discount +4.4/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the Market at No Fault of the Seller. Welcome home to 1126 Oak Blossom Way, a move-in ready 2-bedroom, 2.5-bath townhome in Whitsett that truly checks all the boxes. This well-maintained 1,385 sq ft end unit townhome offers a functional layout designed for comfortable everyday living. The main level features an inviting living area with a corner fireplace, complemented by a well-equipped kitchen with stainless steel appliances, including an electric range and side-by-side refrigerator. Recent upgrades provide added peace of mind, with a new HVAC system (2025) and water heater (2025). Upstairs, you'll find a loft overlooking the main living area, offering the perfect space for a home

Key facts

• New water heater
• Quiet patio area
• Corner fireplace

Tags

• CORNER FIREPLACE
• WELL-EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW HVAC SYSTEM
• NEW WATER HEATER
• QUIET PATIO AREA

Property features AI

Finance

• Other: Zoning: Cu-Rm-8-Residential; Lot size approximately 0.02 acres; Living area listed as 1,385
• HOA & community: Association membership required; Monthly association fee; Association amenities include landscaping, grounds maintenance, pool, trash, and water; Association fee covers maintenance of grounds, trash, and water

Exterior

• Parking: 2 open parking spaces (2 total)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels; 1 common wall
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Public maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Stainless steel appliances; Breakfast bar; Pantry
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump with natural gas; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Bathtub/shower combination; Breakfast bar; Ceiling fan(s); Crown molding; Double vanity; Pantry
• Laundry & utility: Washer and dryer included; Laundry located in bathroom on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $14 ($165/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 $202k (6.2% below list).
• Recommended offer: $202k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Whitsett — 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 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Guilford County Schools (urban): math 39% / reading 45% proficiency, ranked #99 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sedalia Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 550 students, 62% FRL); Eastern Guilford Middle (math 26% / reading 38%, grade F, #317 of 475 statewide, top 68%, 980 students, 75% FRL); Eastern Guilford High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,198 students, 67% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 105 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 4.0% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,656 (6.2% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.94% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $201,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6323 Sweetbay Dr	0.15mi	3/2.5	1,350 (0%)	2mo	$220,000	$163	92
1127 Oak Blossom Way	0.03mi	2/2.5 (-1)	1,385 (+3%)	3mo	$196,000	$142	87
1272 Glory Vine Rd	0.13mi	2/2.5 (-1)	1,340 (-1%)	4mo	$190,000	$142	84
1102 Brooksridge Way	0.23mi	3/2.5	1,342 (-1%)	6mo	$234,000	$174	83
6332 Hibiscus Ct	0.08mi	3/2.5	1,320 (-2%)	14mo	$212,500	$161	81
6418 Coral Vine Way	0.13mi	3/2.5	1,320 (-2%)	12mo	$209,000	$158	80
1124 Glory Vine Rd	0.06mi	2/2.5 (-1)	1,344 (-0%)	14mo	$195,000	$145	80
6310 Inkberry Dr	0.18mi	3/2.5	1,310 (-3%)	14mo	$195,000	$149	74
1237 Glory Vine Rd	0.13mi	2/2.5 (-1)	1,324 (-2%)	15mo	$190,000	$144	73
1161 Brooksridge Way	0.32mi	2/2.5 (-1)	1,400 (+4%)	13mo	$210,800	$151	63
1136 Rose Petal Way	0.30mi	3/2.5	1,512 (+12%)	13mo	$225,000	$149	56
1163 Brooksridge Way	0.31mi	3/2.5	1,548 (+15%)	13mo	$219,900	$142	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.12×
• Total profit: $7,198
• Equity at exit: $73,574

10-year hold

• IRR: 7.6%
• Equity multiple: 1.95×
• Total profit: $56,911
• Equity at exit: $97,911

Cash invested: $60,200 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 105
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$90
• HOA: −$270
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $14

Break-even live

Break-even rent $1,999

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $75	+0% $14	+5% $-47	+10% $-108
Rent	-10% $-146	-5% $-66	+0% $14	+5% $93	+10% $173
Rate	-1.0pp $122	-0.5pp $68	base $14	+0.5pp $-42	+1.0pp $-99

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	25d	1	0.21mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	25d	1	0.21mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	16d	18	0.25mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	21d	1	0.84mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	16d	80	0.92mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	25d	1	0.98mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: waterelectric

Listing history 15 events

1. 2026-06-22
   days on market $215,000 Active 55 DOM
2. 2026-06-18
   days on market $215,000 Active 52 DOM
3. 2026-06-17
   days on market $215,000 Active 51 DOM
4. 2026-06-16
   days on market $215,000 Active 50 DOM
5. 2026-06-15
   days on market $215,000 Active 49 DOM
6. 2026-06-14
   days on market $215,000 Active 47 DOM
7. 2026-06-10
   days on market $215,000 Active 44 DOM
8. 2026-06-09
   days on market $215,000 Active 43 DOM
9. 2026-06-08
   days on market $215,000 Active 42 DOM
10. 2026-06-07
    days on market $215,000 Active 41 DOM
11. 2026-06-03
    days on market $215,000 Active 37 DOM
12. 2026-06-03
    status $215,000 Active 36 DOM
13. 2026-05-09
    status Pending
14. 2026-04-03
    listed $215,000 Active
15. 2023-04-05
    soldstatus $215,000

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$655/yr (+$55/mo · 59.2%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,199
• − Mortgage interest: −$12,043
• − Property taxes: −$1,108
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$3,240
• − Depreciation: −$6,255
• Taxable loss: −$3,394
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $979/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: Guilford County Schools
• NCES district ID: 3701920
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $46,315
• Composite: 35.78/100
• National rank: #4842
• State rank: #99 of 178 in NC

Livability — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 10,885
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

Population outlook (Guilford County) Hauer SSP2

• Today (2025): 584,596 people
• By 2030: 616,851 · +5.5%
• By 2040: 678,451 · +16.1%
• By 2050: 734,788 · +25.7%
• By 2075: 862,985 · +47.6%
• By 2100: 948,704 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Guilford

• 2024 margin: Strong D (+21.8) · D 60.2% · R 38.4% · Other 1.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 18.4pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+23.1 2016: D+20.0 2012: D+16.5 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• Metro: Greensboro-High Point, 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

+0.0% since first listed

3 events — show timeline

• 2026-05-09 Pending — TMLS
• 2026-04-03 Listed $215,000 TMLS
• 2023-04-05 Sold (Public Records) $215,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,108 · -1.0% YoY. Source: county tax records.