131 Robbins Ave · Jamestown, NC 27282

$190,000

2 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 49 Days on market

Built 1960 0.26 ac lot Est $259k · 27% under ↓ 2% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked on a charming corner lot in Jamestown, this beautifully updated 2-bedroom, 1-bath home offers the perfect blend of character, comfort, and convenience. Thoughtfully renovated in 2016, the home features an updated kitchen and bathroom, along with major system upgrades including the roof, HVAC, water heater, and plumbing--giving peace of mind to the next owner. One of the standout features is the full basement, a rare find in this area, offering incredible flexibility for entertaining, a media space, home gym, workshop, or additional storage. It's the kind of bonus space that truly sets this home apart. Outside, enjoy a spacious backyard on a desirable corner lot--perfect for gathering

Key facts

• Spacious backyard
• Full basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• MAJOR SYSTEM UPGRADES
• FULL BASEMENT
• SPACIOUS BACKYARD
• CORNER LOT

Property features AI

Finance

• Other: Zoned for single-family residential (SFR); Living area reported as 1,500 total (approximately 750 above grade and 750 below grade)
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Bi-level home; Site-built construction
• Construction: Brick veneer exterior; Architectural shingle roof; Partial basement (see remarks for foundation details); Built on site-built structure
• Exterior features: Lot approximately 0.26 acres; Publicly maintained road access

Interior

• Bedrooms: 2 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating with ENERGY STAR qualified equipment; Cooling with ENERGY STAR qualified equipment
• Interior features: Partial basement; Carpet and hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.2% in Jamestown — 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 74/100 on livability (#59 in NC, #4,623 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: 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: 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 25d 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

• 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.
• 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 + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $259,376
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Dogwood Cir	0.54mi	2/2.0	1,537 (+2%)	12mo	$250,000	$163	58
423 Dogwood Cir	0.68mi	3/1.0 (+1)	1,385 (-8%)	1mo	$206,000	$149	49
301 Valley Dr	0.74mi	3/2.0 (+1)	1,550 (+3%)	11mo	$280,000	$181	43
812 Dogwood Cir	0.53mi	3/2.0 (+1)	1,708 (+13%)	13mo	$280,000	$164	34
630 Dogwood Cir	0.57mi	3/2.0 (+1)	1,350 (-10%)	19mo	$235,000	$174	31
2106 Alpine Dr	0.71mi	3/2.0 (+1)	1,713 (+14%)	17mo	$294,900	$172	21

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,683
• Equity at exit: $28,330

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $43,059
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $511

Break-even live

Break-even rent $1,436

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $619	-5% $565	+0% $511	+5% $457	+10% $403
Rent	-10% $347	-5% $429	+0% $511	+5% $593	+10% $676
Rate	-1.0pp $607	-0.5pp $559	base $511	+0.5pp $462	+1.0pp $412

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Red Plum Ln Jamestown, NC	3.0	2.5	1620	$2,100	$1.30	22d	1	0.17mi
405 Amberly Dr Jamestown, NC	3.0	2.0	1200	$1,850	$1.54	25d	1	1.24mi
1404 Waterloo Dr High Point, NC	3.0	2.0	1056	$1,620	$1.53	25d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $190,000 Active 49 DOM
2. 2026-06-17
   days on market $190,000 Active 48 DOM
3. 2026-06-16
   days on market $190,000 Active 47 DOM
4. 2026-06-15
   days on market $190,000 Active 46 DOM
5. 2026-06-14
   pricedays on market $190,000 Active 44 DOM
6. 2026-06-10
   days on market $195,000 Active 41 DOM
7. 2026-06-09
   days on market $195,000 Active 40 DOM
8. 2026-06-08
   days on market $195,000 Active 39 DOM
9. 2026-06-07
   days on market $195,000 Active 38 DOM
10. 2026-06-03
    days on market $195,000 Active 34 DOM
11. 2026-06-02
    days on market $195,000 Active 33 DOM
12. 2026-06-01
    days on market $195,000 Active 32 DOM
13. 2026-05-31
    days on market $195,000 Active 31 DOM
14. 2026-05-31
    days on market $195,000 Active 30 DOM
15. 2026-05-18
    price $195,000
16. 2026-04-30
    listed $200,000 Active

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$852/yr (+$71/mo · 120.6%)

ⓘ 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 ≥103°F today · 17 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: $24,994
• − Mortgage interest: −$10,643
• − Property taxes: −$706
• − Insurance: −$950
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$5,527
• Taxable income: $3,169
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $5,372/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 — Jamestown

• Score: 74/100
• State rank: #59
• US rank: #4623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, NC
• County: Guilford County · 487,190 people
• City population: 15,927
• 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

-2.5% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $195,000 TMLS
• 2026-04-30 Listed $200,000 TMLS

Property tax history

-3.9%/yr

Latest (2025): $706 · +1.2% YoY. Source: county tax records.