1274 Glory Vine Rd · Whitsett, NC 27377

$215,000

2 bd · 2.5 ba · 1,589 sqft · Condo public records · 8 Days on market

Built 2006 $270/mo HOA · 15% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this gorgeous neighborhood! Terrific 2 bedroom and 2.5 bath home with a single car garage now on the market in Whitsett! Flow into the living room featuring a cozy fireplace, perfect for entertaining. Enjoy preparing meals in this impressive kitchen equipped with ample cabinets and generous counter space. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The primary bedroom features plush carpet, a spacious closet, and a private bathroom. Step out on the private fenced in patio and hold your next barbecue here. Don't wait! Make this beautiful home yours today.

Key facts

• Clubhouse
• Community amenities
• Townhome style condo

Tags

• TOWNHOME STYLE CONDO
• COZY FIREPLACE
• OVERSIZED WALK-IN CLOSET
• FENCED BACKYARD
• COMMUNITY AMENITIES
• CLUBHOUSE

Property features AI

Finance

• Other: Living area 1,625; Lot approximately 0.02 acres (about 871 sq ft); Public maintained road
• HOA & community: Monthly association with AMG Management; Association fee $270 per month; Association covers insurance and grounds maintenance

Exterior

• Parking: Attached garage (1 space); 1 open parking space; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Site-built property; Two levels; Zoned Cu-Rm-8-Residen
• Construction: Vinyl siding
• Exterior features: Shingle roof; Block and slab foundation

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Luxury vinyl; Tile; Vinyl
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Carpet, Luxury vinyl, Tile, Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (14.8% below list).
• Recommended offer: $183k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Whitsett — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 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).

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.
• 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,216 (14.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-2,515
• Equity at exit: $73,574

10-year hold

• IRR: 4.7%
• Equity multiple: 1.59×
• Total profit: $35,402
• 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$90
• HOA: −$270
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-136

Break-even live

Break-even rent $2,004

Max offer price $191,006

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-75	+0% $-136	+5% $-197	+10% $-258
Rent	-10% $-281	-5% $-208	+0% $-136	+5% $-63	+10% $9
Rate	-1.0pp $-28	-0.5pp $-81	base $-136	+0.5pp $-192	+1.0pp $-248

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 7 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	0.10mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	25d	1	0.11mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,638	$1.46	16d	18	0.36mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,168	$1.31	16d	80	0.88mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	21d	1	0.94mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	25d	1	1.08mi
676 Affirmed Dr Whitsett, NC	3.0	2.5	1951	$1,955	$1.00	23d	1	1.09mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-22
   days on market $215,000 Active 8 DOM
2. 2026-06-18
   days on market $215,000 Active 5 DOM
3. 2026-06-17
   days on market $215,000 Active 4 DOM
4. 2026-06-16
   days on market $215,000 Active 3 DOM
5. 2026-06-15
   days on market $215,000 Active 2 DOM
6. 2026-06-14
   remarks 693-char remark
7. 2026-06-14
   listed $215,000 Active 1 DOM

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$609/yr (+$51/mo · 52.8%)

ⓘ 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 16% 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: $21,986
• − Mortgage interest: −$12,043
• − Property taxes: −$1,154
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$3,240
• − Depreciation: −$6,255
• Taxable loss: −$5,299
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-358/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

+7.5% since first listed

9 events — show timeline

• 2026-06-13 Listed $215,000 TMLS
• 2026-04-26 Listing Removed — TMLS
• 2026-02-20 Listed $220,000 TMLS
• 2022-09-30 Sold (Public Records) $212,000 Public Records
• 2022-09-30 Sold (MLS) $212,000 Triad MLS
• 2022-08-30 Pending — Triad MLS
• 2022-08-25 Price Changed $228,000 Triad MLS
• 2022-08-02 Listed $230,000 Triad MLS
• 2022-07-13 Sold (Public Records) $200,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,154 · -1.0% YoY. Source: county tax records.