841 Sage Hill Dr · High Point, NC 27282

$315,000

4 bd · 2.5 ba · 1,908 sqft · SingleFamily public records · 245 Days on market

Built 2022 8,712 sqft lot Est $294k · 7% over $28/mo HOA · 1% 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 +13.7/30.0
• ARV discount +4.3/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Nandina floor plan features four bedrooms and 2.5 baths with options that include granite kitchen counters, deluxe vanity in primary bath, 10'x 12' patio, and so much more! Seller offering up to $5,000 in closing costs with use of preferred vendors. Contact on site agent for offer details.

Key facts

• Low-maintenance yard
• Open layout
• Gas-log fireplace

Tags

• OPEN LAYOUT
• GAS-LOG FIREPLACE
• GRANITE KITCHEN COUNTERTOPS
• LOW-MAINTENANCE YARD
• SAGEMOUNT COMMUNITY

Property features AI

Finance

• Other: Directions available for property location
• HOA & community: Part of the Winston-Salem association; Monthly association fee of $28.50; Subdivision: Sagemount

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Public sewer; Gas water heater
• Home design: Residential stick/site-built house; Two levels; Built in 2022; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Cleared lot; Public water

Interior

• Kitchen: Microwave; Free-standing range
• Bedrooms: Four bedrooms located on the second level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Pull-down attic stairs; One fireplace in the living room
• Laundry & utility: Washer hookup; Dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $22 ($264/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 $264k (16.3% below list).
• Recommended offer: $264k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: amenities D, employment D, crime 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: Jamestown Elementary (math 49% / reading 45%, grade D-, #497 of 1,410 statewide, top 38%, 441 students, 99% FRL); Jamestown Middle (math 26% / reading 42%, grade F, #294 of 475 statewide, top 63%, 940 students, 69% FRL); Lucy Ragsdale High (math 45% / reading 58%, grade D+, #299 of 535 statewide, top 56%, 1,346 students, 61% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 35% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,508 (16.3% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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?
8. 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.
9. 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.
10. 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: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $293,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Sage Hill Dr	0.05mi	3/2.5 (-1)	1,880 (-2%)	10mo	$329,000	$175	82
817 Sage Hill Dr	0.06mi	4/3.0	2,015 (+6%)	11mo	$345,000	$171	77
3310 Colony Dr	0.35mi	4/2.5	1,878 (-2%)	6mo	$258,000	$137	76
813 Pineburr Rd	0.31mi	4/2.5	1,892 (-1%)	11mo	$235,000	$124	75
809 Sagemount St	0.05mi	3/2.0 (-1)	1,693 (-11%)	9mo	$356,000	$210	64
1000 New Hampshire Dr	0.61mi	4/2.5	2,010 (+5%)	3mo	$365,000	$182	60
3011 Colony Dr	0.59mi	3/2.0 (-1)	1,935 (+1%)	5mo	$218,000	$113	59
4025 Sherry Ct	0.16mi	3/2.0 (-1)	1,659 (-13%)	8mo	$212,000	$128	58
911 New Hampshire Dr	0.62mi	3/2.5 (-1)	2,010 (+5%)	5mo	$309,000	$154	53
3203 Colony Dr	0.51mi	4/2.5	2,173 (+14%)	7mo	$280,000	$129	47
3014 Colony Dr	0.56mi	3/2.5 (-1)	2,070 (+8%)	11mo	$360,000	$174	45
507 Valleybrook Dr	0.57mi	3/3.0 (-1)	2,158 (+13%)	4mo	$305,000	$141	41

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-49,673
• Equity at exit: $46,968

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-41,578
• Equity at exit: $27,235

Cash invested: $88,200 (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 27282

• Home prices YoY: -21.2%
• Active inventory: 143
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,635 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$249 /mo · $2,982/yr
• Insurance: −$131
• HOA: −$28
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $22

Break-even live

Break-even rent $2,607

Max offer price $315,000

Occupancy floor 94%

Sensitivity live

Price	-10% $200	-5% $111	+0% $22	+5% $-67	+10% $-156
Rent	-10% $-186	-5% $-82	+0% $22	+5% $126	+10% $230
Rate	-1.0pp $181	-0.5pp $102	base $22	+0.5pp $-60	+1.0pp $-143

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Sage Hill Dr Jamestown, NC	4.0	3.0	2312	$2,335	$1.01	25d	1	0.11mi
3005 Manchester Dr Jamestown, NC	4.0	2.5	2104	$2,400	$1.14	16d	1	0.45mi
112 Red Plum Ln Jamestown, NC	3.0	2.5	1620	$2,100	$1.30	23d	1	1.49mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 27 events

1. 2026-06-18
   status $315,000 Pending 245 DOM
2. 2026-06-17
   days on market $315,000 Due Diligence Period 245 DOM
3. 2026-06-16
   days on market $315,000 Due Diligence Period 244 DOM
4. 2026-06-15
   days on market $315,000 Due Diligence Period 243 DOM
5. 2026-06-14
   days on market $315,000 Due Diligence Period 241 DOM
6. 2026-06-10
   days on market $315,000 Due Diligence Period 238 DOM
7. 2026-06-09
   days on market $315,000 Due Diligence Period 237 DOM
8. 2026-06-08
   days on market $315,000 Due Diligence Period 236 DOM
9. 2026-06-07
   days on market $315,000 Due Diligence Period 235 DOM
10. 2026-06-03
    days on market $315,000 Due Diligence Period 231 DOM
11. 2026-06-02
    days on market $315,000 Due Diligence Period 230 DOM
12. 2026-06-01
    days on market $315,000 Due Diligence Period 229 DOM
13. 2026-05-31
    days on market $315,000 Due Diligence Period 228 DOM
14. 2026-05-31
    days on market $315,000 Due Diligence Period 227 DOM
15. 2026-05-12
    price $315,000
16. 2026-03-20
    status Active
17. 2026-03-20
    price $317,000
18. 2026-03-13
    historical
19. 2026-02-22
    price $320,000
20. 2025-11-07
    price $325,000
21. 2025-10-09
    listed $330,000 Active
22. 2024-12-30
    historical $2,400
23. 2024-12-26
    listed $2,400
24. 2022-12-15
    soldstatus $299,990 Closed 294-char remark

    Show marketing remark (294 chars)

    The Nandina floor plan features four bedrooms and 2.5 baths with options that include granite kitchen counters, deluxe vanity in primary bath, 10'x 12' patio, and so much more! Seller offering up to $5,000 in closing costs with use of preferred vendors. Contact on site agent for offer details.

25. 2022-11-22
    status Pending 294-char remark

    Show marketing remark (294 chars)

    The Nandina floor plan features four bedrooms and 2.5 baths with options that include granite kitchen counters, deluxe vanity in primary bath, 10'x 12' patio, and so much more! Seller offering up to $5,000 in closing costs with use of preferred vendors. Contact on site agent for offer details.

26. 2022-11-05
    historical Due Diligence Period 294-char remark

    Show marketing remark (294 chars)

    The Nandina floor plan features four bedrooms and 2.5 baths with options that include granite kitchen counters, deluxe vanity in primary bath, 10'x 12' patio, and so much more! Seller offering up to $5,000 in closing costs with use of preferred vendors. Contact on site agent for offer details.

27. 2022-10-08
    listed $299,990 Active 294-char remark

    Show marketing remark (294 chars)

    The Nandina floor plan features four bedrooms and 2.5 baths with options that include granite kitchen counters, deluxe vanity in primary bath, 10'x 12' patio, and so much more! Seller offering up to $5,000 in closing costs with use of preferred vendors. Contact on site agent for offer details.

ⓘ 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: $2,982 · $249/mo
• Projected year-2 tax: $2,982 · $249/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 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $31,621
• − Mortgage interest: −$17,645
• − Property taxes: −$2,982
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − HOA: −$336
• − Depreciation: −$9,164
• Taxable loss: −$5,140
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $1,498/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): 15,927
• Household income: $91,512
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 374.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 9% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 12% · Canada, South Korea, Jamaica
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 2% Korean 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: ▼ -55.56%
• Current HPI: 206.6685
• Rent YoY: —
• 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

+5.0% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $315,000 Triad MLS
• 2026-03-20 Relisted — Triad MLS
• 2026-03-20 Price Changed $317,000 Triad MLS
• 2026-03-13 Delisted — Triad MLS
• 2026-02-22 Price Changed $320,000 Triad MLS
• 2025-11-07 Price Changed $325,000 Triad MLS
• 2025-10-09 Listed $330,000 Triad MLS
• 2024-12-30 Rental Removed $2,400 Avail
• 2024-12-26 Listed for Rent $2,400 Avail
• 2022-12-15 Sold (MLS) $299,990 Triad MLS
• 2022-11-22 Pending — Triad MLS
• 2022-11-05 Contingent — Triad MLS
• 2022-10-08 Listed $299,990 Triad MLS

Property tax history

+140.0%/yr

Latest (2025): $2,982 · -0.8% YoY. Source: county tax records.