4206 Barrett Dr · Archdale, NC 27263

$209,900

4 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 18 Days on market

Built 1964 0.58 ac lot Est $276k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 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

This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

Key facts

• 0.58 acre lot
• Built 1964
• Listed 18 days

Property features AI

Finance

• Other: Road maintained by public agency
• Financial info: Tax amount available (not included per instructions)
• HOA & community: No homeowners association; Subdivision: Hillside Estates

Exterior

• Parking: Driveway
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; Single-story (one level); Built in 1964; Existing structure
• Construction: Brick and vinyl siding construction
• Exterior features: Cleared lot; Located on a dead-end road; Storage building/space; One fireplace located in the dining room

Interior

• Kitchen: Built-in range; Dishwasher; Kitchen island; Electric water heater
• Bedrooms: Primary on main; Additional bedrooms on main
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Electric heating fuel
• Interior features: Primary bedroom on the main level; Ceiling fans; Deadbolts; Kitchen island
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $53 ($640/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 $176k (16.0% below list).
• Recommended offer: $176k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Archdale — 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 70/100 on livability (#138 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trindale Elementary School (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 386 students, 67% FRL); Trinity Middle School (math 36% / reading 45%, grade F, #215 of 475 statewide, top 46%, 518 students, 64% FRL); Trinity High School (math 77% / reading 52%, grade B-, #164 of 535 statewide, top 32%, 657 students, 53% FRL).
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).
• This rent runs 38% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,303 (16.0% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
4. 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.
5. 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.
6. 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: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $275,550
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Elaine St	0.26mi	3/2.0 (-1)	1,545 (-6%)	11mo	$265,000	$172	63
112 Elaine St	0.24mi	3/1.5 (-1)	1,438 (-13%)	4mo	$240,000	$167	57
131 Barwood Ter	0.68mi	3/2.0 (-1)	1,653 (+0%)	10mo	$229,000	$139	55
209 Rivermeade Dr	0.38mi	3/2.0 (-1)	1,402 (-15%)	2mo	$250,000	$178	50
100 Craig Dr	0.40mi	3/2.0 (-1)	1,830 (+11%)	11mo	$260,000	$142	49
209 Purvis Ln	0.52mi	3/1.0 (-1)	1,501 (-9%)	4mo	$200,000	$133	49
118 Kinview Dr	0.68mi	3/2.0 (-1)	1,657 (+0%)	24mo	$346,000	$209	43
200 Maynard Dr	0.57mi	3/1.5 (-1)	1,482 (-10%)	12mo	$215,000	$145	39

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-30,660
• Equity at exit: $31,297

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-22,496
• Equity at exit: $18,148

Cash invested: $58,772 (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 27263

• Home prices YoY: -26.9%
• Active inventory: 134
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $53

Break-even live

Break-even rent $1,696

Max offer price $209,900

Occupancy floor 92%

Sensitivity live

Price	-10% $172	-5% $113	+0% $53	+5% $-6	+10% $-66
Rent	-10% $-86	-5% $-16	+0% $53	+5% $123	+10% $193
Rate	-1.0pp $159	-0.5pp $107	base $53	+0.5pp $-1	+1.0pp $-56

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5665 Carrington Ct Trinity, NC	3.0	2.5	1471	$1,800	$1.22	16d	1	0.95mi
4049 Wood Ave Archdale, NC	3.0	2.0	1244	$1,795	$1.44	25d	1	1.29mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-26
   historical Due Diligence Period
3. 2026-04-23
   listed $209,900 Active
4. 2020-10-27
   soldstatus $185,000 Closed 514-char remark

   Show marketing remark (514 chars)

   This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

5. 2020-10-27
   soldstatus $185,000

   Show marketing remark (514 chars)

   This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

6. 2020-08-19
   status Pending 514-char remark

   Show marketing remark (514 chars)

   This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

7. 2020-08-17
   price $179,999 514-char remark

   Show marketing remark (514 chars)

   This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

8. 2020-08-07
   listed $184,900 Active 514-char remark

   Show marketing remark (514 chars)

   This modern beauty will not last long! Newly renovated 4 bed/2 bath home in the heart of desirable Archdale. 2 min drive to I-85 and a short drive to Greensboro, Winston Salem, High Point. Low Randolph County taxes. This home boasts a new HVAC system, laminate & tile floors throughout, fresh paint, fireplace in the dining area, new kitchen cabinets with a touch of modern, brand new stainless steel appliances. Large deck overlooking partially fenced backyard with a hidden wired workshop. Owner is a broker.

9. 2019-12-02
   soldstatus $86,000

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $21,156
• − Mortgage interest: −$11,758
• − Property taxes: −$1,816
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$6,106
• Taxable loss: −$2,958
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $1,349/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Archdale

• Score: 70/100
• State rank: #138
• US rank: #7875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archdale, NC
• County: Randolph County · 81,617 people
• City population: 21,446
• Metro: Greensboro-High Point, NC
• Population (ZIP): 21,446
• Household income: $55,801
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 381.0

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Hispanic / Latino 10% Asian 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Serbian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Vietnamese 3%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.54%
• Current HPI: 229.4967
• 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

+144.1% since first listed

9 events — show timeline

• 2026-05-12 Pending — Triad MLS
• 2026-04-26 Contingent — Triad MLS
• 2026-04-23 Listed $209,900 Triad MLS
• 2020-10-27 Sold (Public Records) $185,000 Public Records
• 2020-10-27 Sold (MLS) $185,000 Triad MLS
• 2020-08-19 Pending — Triad MLS
• 2020-08-17 Price Changed $179,999 Triad MLS
• 2020-08-07 Listed $184,900 Triad MLS
• 2019-12-02 Sold (Public Records) $86,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,816 · +1.0% YoY. Source: county tax records.