3235 Wellingford Dr · High Point, NC 27265

$115,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 25 Days on market

Built 1934 7,405 sqft lot Est $181k · 36% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

Key facts

• High point location
• Brand-new roof
• Easy access to i-74

Tags

• HIGH POINT LOCATION
• EASY ACCESS TO I-74
• MINUTES FROM HP UNIVERSITY
• BRAND-NEW ROOF
• ORIGINAL FIREPLACE
• BUILT-IN PANTRY SHELVING

Property features AI

Finance

• Other: Property listed by Wilson Realty and Renovation
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water service; Public sewer service; Electric water heater; Natural gas heating
• Home design: Single-story house; Stick/site-built residential home; Built in 1934; One level
• Construction: Brick and vinyl siding exterior; Crawl space foundation
• Exterior features: Public-maintained road; Public water; Public sewer; No pool

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window units for cooling
• Interior features: Primary bedroom on the main level; Den with a fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.0% in High Point — 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 77/100 on livability (#31 in NC, #3,084 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities D, employment D.
• 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.
• Market conditions: Rents rising (+2.4%/yr); 276 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $96k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.23% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $180,616
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Countryside Dr	0.71mi	2/1.0	812 (-5%)	16mo	$171,000	$211	45

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,309
• Equity at exit: $17,147

10-year hold

• IRR: 11.7%
• Equity multiple: 1.89×
• Total profit: $28,712
• Equity at exit: $9,943

Cash invested: $32,200 (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 27265

• Rents YoY: 2.4%
• Active inventory: 276
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $358

Break-even live

Break-even rent $958

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $423	-5% $391	+0% $358	+5% $326	+10% $293
Rent	-10% $247	-5% $303	+0% $358	+5% $414	+10% $470
Rate	-1.0pp $416	-0.5pp $388	base $358	+0.5pp $329	+1.0pp $298

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Lakecrest Ave High Point, NC	1.0–3.0	1.5	973	$1,290	$1.33	15d	4	0.50mi
856 Lakecrest Ave High Point, NC	1.0–2.0	1.0–2.0	791	$1,320	$1.67	15d	11	0.52mi
2741 Addlestone CIR High Point, NC	1.0–3.0	1.0–2.0	1021	$1,782	$1.75	15d	41	0.81mi
2501 Ambassador Ct High Point, NC	1.0–3.0	1.0–2.0	925	$1,331	$1.44	15d	8	0.88mi
915 Pine Circle Dr High Point, NC	3.0	1.0	816	$1,295	$1.59	24d	1	1.09mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	24d	1	1.34mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	24d	1	1.47mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,202	$1.20	15d	7	1.48mi

Listing history 20 events

1. 2026-06-16
   status $115,000 Pending 25 DOM
2. 2026-06-15
   days on market $115,000 Due Diligence Period 25 DOM
3. 2026-06-14
   days on market $115,000 Due Diligence Period 23 DOM
4. 2026-06-10
   days on market $115,000 Due Diligence Period 20 DOM
5. 2026-06-09
   days on market $115,000 Due Diligence Period 19 DOM
6. 2026-06-08
   days on market $115,000 Due Diligence Period 18 DOM
7. 2026-06-07
   statusdays on market $115,000 Due Diligence Period 17 DOM
8. 2026-06-03
   days on market $115,000 Active 13 DOM
9. 2026-06-02
   days on market $115,000 Active 12 DOM
10. 2026-06-01
    days on market $115,000 Active 11 DOM
11. 2026-05-31
    days on market $115,000 Active 10 DOM
12. 2026-05-31
    days on market $115,000 Active 9 DOM
13. 2026-05-21
    listed $115,000 Active
14. 2021-12-03
    soldstatus $96,000 Closed 191-char remark

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

15. 2021-12-03
    soldstatus $96,000

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

16. 2021-10-30
    status Pending 191-char remark

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

17. 2021-10-01
    historical Due Diligence Period 191-char remark

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

18. 2021-09-12
    price $99,000 191-char remark

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

19. 2021-08-30
    listed $110,000 Active 191-char remark

    Show marketing remark (191 chars)

    Great location off Oakview Road. If your looking for an affordable starter home to call yours or a fixer upper this is a good prospect. Close to schools and shopping. Call for your showing.

20. 1998-10-01
    soldstatus $44,000

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,944
• − Mortgage interest: −$6,442
• − Property taxes: −$1,274
• − Insurance: −$575
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,345
• Taxable income: $2,597
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,677/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 — High Point

• Score: 77/100
• State rank: #31
• US rank: #3084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Point, NC
• County: Guilford County · 487,190 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 48,798
• Household income: $73,981
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1095.0

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 56% Black 23% Hispanic / Latino 9% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -207.73%
• Current HPI: 217.0263
• Rent YoY: ▲ 2.38%
• 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

+161.4% since first listed

8 events — show timeline

• 2026-05-21 Listed $115,000 Triad MLS
• 2021-12-03 Sold (Public Records) $96,000 Public Records
• 2021-12-03 Sold (MLS) $96,000 Triad MLS
• 2021-10-30 Pending — Triad MLS
• 2021-10-01 Contingent — Triad MLS
• 2021-09-12 Price Changed $99,000 Triad MLS
• 2021-08-30 Listed $110,000 Triad MLS
• 1998-10-01 Sold (Public Records) $44,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,274 · -0.8% YoY. Source: county tax records.