2326 W Vandalia Rd Unit B · Greensboro, NC 27407

$89,900

2 bd · 2.0 ba · 947 sqft · Condo public records · 98 Days on market

Built 1986 $294/mo HOA · 25% of rent

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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 +16.7/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• 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

First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

Key facts

• Open living space
• Replaced storm door
• $294 HOA

Tags

• OPEN LIVING SPACE
• CERAMIC TILE FLOORING
• REPLACED VANITY AND TOILETS
• INCLUDED REFRIGERATOR
• REPLACED EXTERIOR DOOR
• REPLACED STORM DOOR

Property features AI

Finance

• Other: Fox Fire Village subdivision; Directions provided by listing
• HOA & community: HOA managed by Greensboro; Association fee $294.80

Exterior

• Parking: Driveway (paved); No garage
• Security: Dead bolt(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential condominium; Stick/site-built construction; One story; Built in 1986; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: City lot; Near public transit; Public transportation nearby; No pool; No fencing

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Storm door(s); Dead bolt(s); Primary bedroom on main level; See remarks
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% 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); Academy At Smith (math 54% / reading 62%, grade C, #241 of 535 statewide, top 45%, 223 students, 76% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 221 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $622 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 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $90k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 6.4

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-10,291
• Equity at exit: $13,404

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,306
• Equity at exit: $7,773

Cash invested: $25,172 (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: 221
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$471
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$37
• HOA: −$294
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $55

Break-even live

Break-even rent $1,095

Max offer price $89,900

Occupancy floor 90%

Sensitivity live

Price	-10% $106	-5% $81	+0% $55	+5% $30	+10% $4
Rent	-10% $-37	-5% $9	+0% $55	+5% $101	+10% $147
Rate	-1.0pp $101	-0.5pp $78	base $55	+0.5pp $32	+1.0pp $8

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 S Holden Rd Greensboro, NC	1.0–2.0	1.0–2.0	780	$950	$1.22	24d	6	0.18mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,434	$1.41	15d	34	1.00mi
3716 Groometown Rd Greensboro, NC	2.0	1.5	1007	$1,095	$1.09	24d	6	1.05mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	15d	22	1.20mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	24d	1	1.28mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	24d	2	1.31mi
3911 Marchester Way Greensboro, NC	1.0	1.0	763	$969	$1.27	15d	1	1.31mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	15d	3	1.35mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	15d	5	1.43mi

HOA detail condo

• Monthly dues: $294 · $3,528/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 98 DOM
2. 2026-06-17
   days on market $89,900 Active 97 DOM
3. 2026-06-16
   days on market $89,900 Active 96 DOM
4. 2026-06-15
   days on market $89,900 Active 95 DOM
5. 2026-06-14
   pricedays on market $89,900 Active 93 DOM
6. 2026-06-10
   days on market $93,000 Active 90 DOM
7. 2026-06-09
   days on market $93,000 Active 89 DOM
8. 2026-06-08
   days on market $93,000 Active 88 DOM
9. 2026-06-07
   days on market $93,000 Active 87 DOM
10. 2026-06-03
    days on market $93,000 Active 83 DOM
11. 2026-06-02
    days on market $93,000 Active 82 DOM
12. 2026-06-01
    days on market $93,000 Active 81 DOM
13. 2026-05-31
    days on market $93,000 Active 80 DOM
14. 2026-05-31
    days on market $93,000 Active 79 DOM
15. 2026-05-19
    price $93,000
16. 2026-04-20
    price $96,000
17. 2026-03-13
    listed $99,000 Active
18. 2022-12-02
    historical
19. 2017-04-26
    soldstatus $35,000 Sold 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

20. 2017-04-19
    status Due Diligence Period 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

21. 2017-03-15
    price $35,000 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

22. 2017-02-20
    price $36,000 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

23. 2017-02-02
    price $37,000 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

24. 2017-01-11
    listed $38,000 Active 173-char remark

    Show marketing remark (173 chars)

    First level condo with private patio facing the woods, 2 bedrooms, 2 baths, secure entry, laminate and vinyl floors. Spacious rooms. Great rental property. Motivated seller!

25. 1997-03-27
    soldstatus $58,000
26. 1987-02-01
    soldstatus $52,500

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $750 · $63/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 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 · 16 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: $13,985
• − Mortgage interest: −$5,036
• − Property taxes: −$750
• − Insurance: −$450
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − HOA: −$3,528
• − Depreciation: −$2,615
• Taxable loss: −$631
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $815/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

+77.1% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $93,000 Triad MLS
• 2026-04-20 Price Changed $96,000 Triad MLS
• 2026-03-13 Listed $99,000 Triad MLS
• 2022-12-02 Rental Removed — RENT.
• 2017-04-26 Sold (MLS) $35,000 Triad MLS
• 2017-04-19 Pending — Triad MLS
• 2017-03-15 Price Changed $35,000 Triad MLS
• 2017-02-20 Price Changed $36,000 Triad MLS
• 2017-02-02 Price Changed $37,000 Triad MLS
• 2017-01-11 Listed $38,000 Triad MLS
• 1997-03-27 Sold (Public Records) $58,000 Public Records
• 1987-02-01 Sold (Public Records) $52,500 Public Records

Property tax history

+1.4%/yr

Latest (2023): $750 · +1.9% YoY. Source: county tax records.