1929 Vantage Point Pl Unit F · Greensboro, NC 27407

$107,500

2 bd · 1.0 ba · 728 sqft · Condo public records · 34 Days on market

Built 1969 $217/mo HOA · 20% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and recently remodeled 2 bed/1 bath condo is centrally located close to Greensboro College, Greensboro Coliseum, and it is less than 5 mins from the I-85 exit. This home is perfect for buyers who value low maintenance living or real estate investors looking for a solid long term rental property with monthly cash flow. This home is currently renting for $995/month on a month-to-month basis and the tenant plans to vacate by 10/16/22. A signed contract must be in place before showings can be conducted while the tenant is occupying the property. The property will be available to show without a signed contract beginning Monday 10/17/22. Photos were taken prior to tenant occupancy. Seller is a licensed NC real estate broker.

Key facts

• $217 HOA
• Built 1969
• Listed 33 days

Property features AI

Finance

• Other: Private maintained road; Subdivision: Vantage Pointe Condos
• HOA & community: HOA: Greensboro; Monthly association fee of $217

Exterior

• Parking: Deck parking feature listed
• Utilities: Public water; Public sewer; Gas water heater; Natural gas available
• Home design: Residential condominium, stick/site built; Built in 1969; Two stories; Existing structure
• Construction: Brick construction; Slab foundation
• Exterior features: City lot; Deck

Interior

• Kitchen: Kitchen on main level (approx. 9'5" x 14'); Gas water heater
• Bedrooms: Upper level bedrooms (dimensions: 9'5" x 15' and 10'0" x 12'5")
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Natural gas heating fuel; Central air conditioning
• Interior features: Two-level layout; No basement
• Laundry & utility: Gas water heater (utility)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-19 ($-222/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (3.0% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $104k (3.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.7% in Greensboro — 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 81/100 on livability (#12 in NC, #1,335 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: 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: Sedgefield Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 466 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); Ben L. Smith High School (math 32% / reading 36%, grade F, #434 of 535 statewide, top 81%, 1,371 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 223 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $743 of loan paydown is wiped out by about $3k 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 34 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $90k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,230 (3.0% 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 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-17,929
• Equity at exit: $16,029

10-year hold

• IRR: -7.3%
• Equity multiple: 0.52×
• Total profit: $-14,363
• Equity at exit: $9,295

Cash invested: $30,100 (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 27407

• Rents YoY: 3.5%
• Active inventory: 223
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$564
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$45
• HOA: −$217
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-19

Break-even live

Break-even rent $1,132

Max offer price $104,230

Occupancy floor 97%

Sensitivity live

Price	-10% $42	-5% $12	+0% $-19	+5% $-49	+10% $-79
Rent	-10% $-106	-5% $-62	+0% $-19	+5% $25	+10% $69
Rate	-1.0pp $36	-0.5pp $9	base $-19	+0.5pp $-46	+1.0pp $-75

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 Overland Hts Greensboro, NC	2.0	1.0	600	$950	$1.58	25d	1	0.16mi
3900 Overland Hts Greensboro, NC	2.0	1.0	738	$1,025	$1.39	16d	13	0.22mi
1918 Peale Ter Unit D Greensboro, NC	1.0	1.0	575	$850	$1.48	16d	1	0.40mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	25d	2	0.50mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	25d	1	0.62mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,434	$1.41	16d	34	0.79mi
4215 Bernau Ave Greensboro, NC	1.0–2.0	1.0–2.0	819	$1,299	$1.59	16d	24	0.82mi
1007 Pineland St Greensboro, NC	1.0–3.0	1.0	900	$1,062	$1.18	16d	5	0.87mi
4203-21 Hewitt St Greensboro, NC	1.0–2.0	1.0–2.0	830	$1,165	$1.40	16d	20	0.88mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,088	$1.42	25d	1	1.02mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	23d	3	1.39mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-23
   listed $107,500 Active
2. 2026-04-01
   price $107,500
3. 2023-05-12
   soldstatus $90,000
4. 2022-10-28
   soldstatus $85,000 Closed 742-char remark

   Show marketing remark (742 chars)

   This charming and recently remodeled 2 bed/1 bath condo is centrally located close to Greensboro College, Greensboro Coliseum, and it is less than 5 mins from the I-85 exit. This home is perfect for buyers who value low maintenance living or real estate investors looking for a solid long term rental property with monthly cash flow. This home is currently renting for $995/month on a month-to-month basis and the tenant plans to vacate by 10/16/22. A signed contract must be in place before showings can be conducted while the tenant is occupying the property. The property will be available to show without a signed contract beginning Monday 10/17/22. Photos were taken prior to tenant occupancy. Seller is a licensed NC real estate broker.

5. 2022-10-28
   soldstatus $85,000

   Show marketing remark (742 chars)

   This charming and recently remodeled 2 bed/1 bath condo is centrally located close to Greensboro College, Greensboro Coliseum, and it is less than 5 mins from the I-85 exit. This home is perfect for buyers who value low maintenance living or real estate investors looking for a solid long term rental property with monthly cash flow. This home is currently renting for $995/month on a month-to-month basis and the tenant plans to vacate by 10/16/22. A signed contract must be in place before showings can be conducted while the tenant is occupying the property. The property will be available to show without a signed contract beginning Monday 10/17/22. Photos were taken prior to tenant occupancy. Seller is a licensed NC real estate broker.

6. 2022-10-12
   status Pending 742-char remark

   Show marketing remark (742 chars)

   This charming and recently remodeled 2 bed/1 bath condo is centrally located close to Greensboro College, Greensboro Coliseum, and it is less than 5 mins from the I-85 exit. This home is perfect for buyers who value low maintenance living or real estate investors looking for a solid long term rental property with monthly cash flow. This home is currently renting for $995/month on a month-to-month basis and the tenant plans to vacate by 10/16/22. A signed contract must be in place before showings can be conducted while the tenant is occupying the property. The property will be available to show without a signed contract beginning Monday 10/17/22. Photos were taken prior to tenant occupancy. Seller is a licensed NC real estate broker.

7. 2022-10-09
   listed $79,000 Active 742-char remark

   Show marketing remark (742 chars)

   This charming and recently remodeled 2 bed/1 bath condo is centrally located close to Greensboro College, Greensboro Coliseum, and it is less than 5 mins from the I-85 exit. This home is perfect for buyers who value low maintenance living or real estate investors looking for a solid long term rental property with monthly cash flow. This home is currently renting for $995/month on a month-to-month basis and the tenant plans to vacate by 10/16/22. A signed contract must be in place before showings can be conducted while the tenant is occupying the property. The property will be available to show without a signed contract beginning Monday 10/17/22. Photos were taken prior to tenant occupancy. Seller is a licensed NC real estate broker.

8. 2020-12-09
   price $66,900
9. 2020-11-05
   price $71,000
10. 2019-08-21
    soldstatus $25,500
11. 2018-11-06
    soldstatus $24,000
12. 2016-12-09
    soldstatus $13,000 Sold
13. 2016-11-21
    status Pending
14. 2016-11-14
    listed $12,500 Active
15. 1985-11-01
    soldstatus $36,000
16. 1981-11-01
    soldstatus $33,500

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$61/yr (+$5/mo · 7.4%)

ⓘ 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 16% 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: $13,298
• − Mortgage interest: −$6,022
• − Property taxes: −$821
• − Insurance: −$538
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − HOA: −$2,604
• − Depreciation: −$3,127
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $244/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 — Greensboro

• Score: 81/100
• State rank: #12
• US rank: #1335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 4%

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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

+220.9% since first listed

16 events — show timeline

• 2026-04-23 Listed $107,500 Triad MLS
• 2026-04-01 Price Changed $107,500 Triad MLS
• 2023-05-12 Sold (Public Records) $90,000 Public Records
• 2022-10-28 Sold (Public Records) $85,000 Public Records
• 2022-10-28 Sold (MLS) $85,000 Triad MLS
• 2022-10-12 Pending — Triad MLS
• 2022-10-09 Listed $79,000 Triad MLS
• 2020-12-09 Price Changed $66,900 CANOPYMLS as Distributed by MLS Grid
• 2020-11-05 Price Changed $71,000 CANOPYMLS as Distributed by MLS Grid
• 2019-08-21 Sold (Public Records) $25,500 Public Records
• 2018-11-06 Sold (Public Records) $24,000 Public Records
• 2016-12-09 Sold (MLS) $13,000 Triad MLS
• 2016-11-21 Pending — Triad MLS
• 2016-11-14 Listed $12,500 Triad MLS
• 1985-11-01 Sold (Public Records) $36,000 Public Records
• 1981-11-01 Sold (Public Records) $33,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $821 · -1.0% YoY. Source: county tax records.