KYLE Plan · Lexington, NC 27295

$317,990

4 bd · 2.5 ba · 2,644 sqft · SingleFamily · 55 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Kyle is one of our two-story plans, offering 4 modern elevations. The home features 4 bedrooms, 2.5 bathrooms, 2,644 sq. ft. of living space, and a 2-car garage. Upon entering the home, you'll be greeted by an inviting foyer connecting to a living area that offers a flexible space which can be used as a home office or media room. Leading into the center of the home you are welcomed by an open-concept space featuring a large family room, dining area, breakfast area and a functional kitchen. The kitchen is equipped with a walk-in pantry, stainless steel appliances, and a center island with a breakfast bar. Right out back is a patio, perfect for entertaining.

Key facts

• Inviting foyer
• Flexible space
• Open-concept space

Tags

• INVITING FOYER
• FLEXIBLE SPACE
• OPEN-CONCEPT SPACE
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

🏗️ New construction. The $317,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,387.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-830 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (42.2% below list).
• Recommended offer: $184k (42.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#89 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D, crime F, amenities D-.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 569 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/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 $10k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,907 (42.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.56% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.77%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $330,387
• List price: $317,990
• Delta: -3.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Pinhook Dr	0.03mi	5/3.0 (+1)	2,511 (-5%)	0mo	$305,000	$121	83
264 Waylon Ct	0.11mi	4/3.0	2,403 (-9%)	6mo	$339,990	$141	73
216 Waylon Ct	0.14mi	5/3.0 (+1)	2,454 (-7%)	5mo	$338,990	$138	70
192 Zinnia Pl	0.65mi	4/2.5	2,644 (0%)	6mo	$342,000	$129	65
320 Zinnia Pl	0.58mi	4/3.0	2,511 (-5%)	1mo	$366,390	$146	61
252 Zinnia Pl	0.61mi	4/3.0	2,511 (-5%)	4mo	$349,000	$139	58
291 Zinnia Pl	0.57mi	4/3.0	2,511 (-5%)	6mo	$355,000	$141	58
154 Zinnia Pl	0.67mi	4/3.0	2,511 (-5%)	6mo	$350,000	$139	54
173 Zinnia Pl	0.63mi	3/3.0 (-1)	2,511 (-5%)	2mo	$329,000	$131	53
315 Lantanna Ave	0.44mi	4/2.5	2,250 (-15%)	6mo	$339,000	$151	49
215 Zinnia Pl	0.59mi	4/2.5	2,250 (-15%)	4mo	$329,000	$146	44
253 Zinnia Pl	0.58mi	4/2.5	2,250 (-15%)	6mo	$339,000	$151	43

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -35.4%
• Equity multiple: -0.14×
• Total profit: $-105,708
• Equity at exit: $49,262

10-year hold

• IRR: -45.1%
• Equity multiple: -0.70×
• Total profit: $-157,195
• Equity at exit: $28,566

Cash invested: $92,508 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 14 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $305,990 ($135/sqft)
• Median days on market: 133 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: -7.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27295

• Home prices YoY: -15.2%
• Rents YoY: 3.4%
• Active inventory: 569
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$1,733
• Tax est. 1.5%: −$413 /mo · $4,956/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-830

Break-even live

Break-even rent $2,890

Max offer price $210,232

Occupancy floor —

Sensitivity live

Price	-10% $-602	-5% $-716	+0% $-830	+5% $-945	+10% $-1,059
Rent	-10% $-976	-5% $-903	+0% $-830	+5% $-758	+10% $-685
Rate	-1.0pp $-664	-0.5pp $-746	base $-830	+0.5pp $-916	+1.0pp $-1,003

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: $82,597
• Closing costs: $9,912
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $317,990 Active 55 DOM
2. 2026-06-17
   days on market $317,990 Active 54 DOM
3. 2026-06-16
   pricedays on market $317,990 Active 53 DOM
4. 2026-06-15
   days on market $327,990 Active 52 DOM
5. 2026-06-14
   days on market $327,990 Active 50 DOM
6. 2026-06-13
   days on market $327,990 Active 49 DOM
7. 2026-06-10
   days on market $327,990 Active 47 DOM
8. 2026-06-09
   days on market $327,990 Active 46 DOM
9. 2026-06-08
   days on market $327,990 Active 45 DOM
10. 2026-06-07
    days on market $327,990 Active 44 DOM
11. 2026-06-05
    days on market $327,990 Active 41 DOM
12. 2026-06-03
    days on market $327,990 Active 40 DOM
13. 2026-06-03
    price $327,990 Active 39 DOM
14. 2026-06-02
    days on market $337,990 Active 39 DOM
15. 2026-06-01
    days on market $337,990 Active 38 DOM
16. 2026-05-31
    days on market $337,990 Active 37 DOM
17. 2026-05-31
    days on market $337,990 Active 36 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,069
• − Mortgage interest: −$18,507
• − Property taxes: −$4,956
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$9,611
• Taxable loss: −$16,188
• Est. tax savings @ 24.0%: +$3,885
• After-tax cash flow: $-6,079/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story home is in good condition with no major repairs needed. It has a good exterior, interior walls, and flooring. The kitchen and bathrooms are well-maintained. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Replace the carpet in the bedrooms — New carpet can improve the comfort and appearance of the bedrooms, benefiting both resale and rental value. ↑
• Resale Clean the windows — Clean windows can make the home appear more attractive and well-maintained to potential buyers. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Tyro Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Tyro Middle F NC #238/475 Nat'l #6,362/14,009 High West Davidson High C- NC #270/535 Nat'l #4,461/17,239

Schools (NCES district)

• District: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

B Composite livability gradescore 72/100

Livability — Lexington

• Score: 72/100
• State rank: #89
• US rank: #6051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 167,156 people
• City population: 79,578
• Metro: Winston-Salem, NC
• Population (ZIP): 39,267
• Household income: $63,961
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 8% of renters

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Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 6% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

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Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 258.6557
• Rent YoY: ▲ 3.37%
• Metro: Winston-Salem, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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