4404 Vickrey Chapel Rd N · Jamestown, NC 27282

$138,500

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 6 Days on market

Built 1923 7,405 sqft lot

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

Rare opportunity to be inside Jamestown for less than 150k. This 2 bedroom 1 1/2 bath home is located across the street from Ragsdale High School. It has gas heat but no central air conditioning. There is a window unit in the Living Room. The kitchen and bath have had updates in the past and are functional and practical. Home currently has no utilities on, so for now daylight showings only.

Key facts

• Gas heat
• 7,405 sq ft lot
• Built 1923

Tags

• GAS HEAT
• KITCHEN AND BATH UPDATES

Property features AI

Finance

• Other: Lot size approximately 0.17 acres
• HOA & community: No association

Exterior

• Parking: Driveway (gravel)
• Utilities: Public water; Public sewer
• Home design: One-story house; No shared/common walls; Zoned SFR
• Construction: Aluminum siding; Shingle roof; Built as a house (structure type)
• Exterior features: Covered front porch; Private yard; Rain gutters; Storage; Outbuilding / shed

Interior

• Kitchen: Dishwasher; Range hood
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Dishwasher; Range hood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 9.9% 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: schools 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.
• Market conditions: 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $958 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $138,500

Questions for the listing agent

1. Built in 1923 — 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,182
• Equity at exit: $20,651

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $37,786
• Equity at exit: $11,975

Cash invested: $38,780 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$726
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $419

Break-even live

Break-even rent $1,059

Max offer price $138,500

Occupancy floor 69%

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Yorkleigh Ln Jamestown, NC	2.0–3.0	1.0–1.5	972	$895	$0.92	23d	1	0.30mi
4301 Millis Rd Greensboro, NC	1.0–3.0	1.0–2.0	1073	$1,702	$1.59	14d	25	0.53mi
6004 Grandover Village Rd Greensboro, NC	1.0–2.0	1.0–2.0	1049	$2,384	$2.27	14d	20	0.98mi
300 Lennox Dr Jamestown, NC	1.0	1.0	747	$1,465	$1.96	23d	1	1.35mi
500 W Main St Jamestown, NC	1.0	1.0	751	$1,050	$1.40	23d	1	1.43mi
500 W Main St Unit 504C Jamestown, NC	2.0	2.0	915	$1,250	$1.37	19d	1	1.43mi
500 W Main St Unit 506H Jamestown, NC	2.0	2.0	915	$1,270	$1.39	14d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $138,500 Active 6 DOM
2. 2026-06-17
   days on market $138,500 Active 5 DOM
3. 2026-06-16
   days on market $138,500 Active 4 DOM
4. 2026-06-15
   days on market $138,500 Active 3 DOM
5. 2026-06-14
   remarks 393-char remark
6. 2026-06-14
   listed $138,500 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: $631 · $53/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$505/yr (+$42/mo · 80.0%)

ⓘ 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 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: $19,070
• − Mortgage interest: −$7,758
• − Property taxes: −$631
• − Insurance: −$692
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,029
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,328/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $138,500 Triad MLS
• 2026-06-12 Listed $138,500 TMLS

Property tax history

+4.0%/yr

Latest (2025): $631 · +2.4% YoY. Source: county tax records.