Is 336 Waylon Ct in Lexington, NC a good investment?

CashFlowRE grades it D- with a 4.5% cap rate and $-412/mo modeled cash flow at a $269,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 336 Waylon Ct?

The modeled cap rate is 4.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,904/month, from CashFlowRE's rent model.

D- Composite 38.23

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).

ARV discount +12.9/15.0
Cash flow +6.9/30.0
Schools +4.4/10.0
Condition / age +4.0/5.0
Livability +3.6/5.0
Rent growth +3.3/5.0
1% rule +2.1/10.0
DSCR +1.1/10.0
Appreciation +0.0/10.0

$269,990

336 Waylon Ct · Lexington, NC 27295

4 bd · 2.0 ba · 1,670 sqft · SingleFamily · 133 Days on market

Built 2026 Good condition 8,712 sqft lot Garage $162/sqft · 12% below area Est $307k · 12% under $50/mo HOA · 3% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Everything you need on one floor! The Reynolda is a 4 bedroom 2 bathroom home that features an open living area, roomy master suite and a covered back porch! Lots of storage space and great natural light, this could be the home you have been searching for! Middleton is located off Old Salisbury Rd in Lexington. Convenient to 52 and shopping in Lexington, approximately 25 minutes from Winston-Salem and 45 minutes from Charlotte. All Proposal Worksheets (attached in MLS docs) to be submitted to co-list agent. Builder uses their own contract and agent will draft agreement. Contact co-listing agent for community incentives. Model Home Hours: Wed & Thur 11am-5pm, Fri & Sat 11am-6pm, Sun 1-4pm.

Key facts

Natural light
Open living area
Storage space

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $210k (22.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (29.5% below list).
Recommended offer: $190k (29.5% below list) — sets the bar for 1% rule.
Cap rate 4.5% vs local median 3.5% in Lexington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 72/100 on livability (#89 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, amenities D-, employment F.
Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
Zoned schools: Tyro Elementary (math 42% / reading 32%, grade F, #771 of 1,410 statewide, top 57%, 413 students, 62% FRL); Tyro Middle (math 34% / reading 44%, grade F, #238 of 475 statewide, top 51%, 561 students, 58% FRL); West Davidson High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 725 students, 50% FRL) — zoned schools average 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+3.4%/yr); 569 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

It's been on market 133 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $190,406 (29.5% below list)

Questions for the listing agent

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?
It's been on market 133 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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?
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.46%
Cash-on-cash: -6.53%
DSCR: 0.71
GRM: 11.8

CMA / ARV

ARV (median comp): $307,023
List price: $269,990
Delta: -12.06%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Waylon Ct	0.14mi	4/2.0	1,670 (0%)	5mo	$285,000	$171	89
251 Waylon Ct	0.09mi	3/2.0 (-1)	1,606 (-4%)	9mo	$298,000	$186	77
251 Waylon Ct	0.09mi	3/2.0 (-1)	1,606 (-4%)	9mo	$298,000	$186	77
237 Zinnia Pl	0.58mi	4/2.0	1,764 (+6%)	5mo	$315,000	$179	59
275 Zinnia Pl	0.57mi	4/2.0	1,764 (+6%)	7mo	$315,000	$179	58
236 Zinnia Pl	0.61mi	4/2.0	1,764 (+6%)	5mo	$329,000	$187	58
274 Zinnia Pl	0.59mi	4/2.0	1,764 (+6%)	6mo	$319,000	$181	58
172 Zinnia Pl	0.66mi	4/2.0	1,764 (+6%)	6mo	$299,000	$170	55
155 Zinnia Pl	0.65mi	4/2.0	1,764 (+6%)	8mo	$311,000	$176	54
162 Lantanna Ave	0.62mi	4/2.0	1,764 (+6%)	10mo	$298,000	$169	54
211 Snapdragon Pl	0.75mi	3/2.0 (-1)	1,530 (-8%)	4mo	$360,000	$235	43
191 Snapdragon Pl	0.73mi	3/2.0 (-1)	1,530 (-8%)	6mo	$347,000	$227	42

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 · 3.37% rent growth · sell at horizon

5-year hold

IRR: -27.1%
Equity multiple: 0.08×
Total profit: $-69,196
Equity at exit: $40,256

10-year hold

IRR: -23.6%
Equity multiple: -0.20×
Total profit: $-90,831
Equity at exit: $23,344

Cash invested: $75,597 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 12 active · 3 under contract
Months of supply: 12.0 mo (8%/mo absorbed)
Median asking: $280,490 ($161/sqft)
Median days on market: 97 d
This list price: lowest-priced of the active set
ARV vs active asking: +14.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27295

Home prices YoY: -15.2%
Rents YoY: 3.4%
Active inventory: 569
Price-to-rent: 11.8×

Monthly cashflow live

Estimated rent: $1,904 medium interval (Pro) →
Mortgage (P&I): −$1,416
Tax est. 1.5%: −$337 /mo · $4,050/yr
Insurance: −$112
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$400
Net cashflow: $-412

Break-even live

Break-even rent $2,425

Max offer price $210,426

Occupancy floor —

Sensitivity live

Price	-10% $-225	-5% $-318	+0% $-412	+5% $-505	+10% $-598
Rent	-10% $-562	-5% $-487	+0% $-412	+5% $-336	+10% $-261
Rate	-1.0pp $-276	-0.5pp $-343	base $-412	+0.5pp $-482	+1.0pp $-553

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: $67,498
Closing costs: $8,100
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Pine Cone Ln Lexington, NC	3.0	2.5	1648	$1,850	$1.12	3d	1	1.38mi

Property features AI

Finance

Other: Private maintained road
HOA & community: Located in the Middleton subdivisionAssociation with Winston-SalemAnnual association fee of $600

Exterior

Parking: Attached front-load garage with 2 spacesDriveway parkingPaved drivewayGarage door openerGarage faces front
Security: Security lightsSecurity systemCarbon monoxide detector(s)Smoke detector(s)
Utilities: Public waterPublic sewerGas water heater
Home design: Residential stick/site-built houseOne storyNew construction (built 2026)New structure
Construction: Vinyl sidingSlab foundationBuilt in 2026
Exterior features: Exterior lightingNo fencingSubdivision lot

Interior

Kitchen: MicrowaveDishwasherDisposalFree-standing range
Bedrooms: Bedrooms on main level
Flooring: CarpetVinyl
Bathrooms: 2 full bathrooms
Heating & cooling: Heat pump for coolingForced air heating (natural gas)Natural gas heating fuel
Interior features: Primary bedroom located on the main levelAttic access with pulldown stairsDeadbolt locksPantry
Laundry & utility: Washer hookup on main levelDryer connection

Listing history 50 events

2026-09-24

days on market $269,990 Active 133 DOM
2026-09-23

days on market $269,990 Active 132 DOM
2026-09-22

days on market $269,990 Active 131 DOM
2026-09-21

days on market $269,990 Active 130 DOM
2026-09-20

days on market $269,990 Active 129 DOM
2026-09-19

days on market $269,990 Active 128 DOM
2026-09-18

days on market $269,990 Active 127 DOM
2026-09-17

days on market $269,990 Active 126 DOM
2026-09-16

days on market $269,990 Active 125 DOM
2026-09-15

days on market $269,990 Active 124 DOM
2026-09-14

days on market $269,990 Active 123 DOM
2026-09-13

days on market $269,990 Active 122 DOM
2026-09-12

days on market $269,990 Active 121 DOM
2026-09-11

days on market $269,990 Active 120 DOM
2026-09-05

days on market $269,990 Active 114 DOM
2026-09-04

days on market $269,990 Active 113 DOM
2026-09-03

pricedays on market $269,990 Active 112 DOM
2026-08-31

pricedays on market $279,990 Active 109 DOM
2026-08-30

days on market $285,990 Active 108 DOM
2026-08-29

days on market $285,990 Active 107 DOM
2026-08-28

days on market $285,990 Active 106 DOM
2026-08-27

days on market $285,990 Active 105 DOM
2026-08-26

days on market $285,990 Active 104 DOM
2026-08-25

days on market $285,990 Active 103 DOM
2026-08-24

days on market $285,990 Active 102 DOM
2026-08-23

days on market $285,990 Active 101 DOM
2026-08-22

days on market $285,990 Active 100 DOM
2026-08-21

days on market $285,990 Active 99 DOM
2026-08-20

remarks 699-char remark
2026-08-20

days on market $285,990 Active 98 DOM
2026-08-19

days on market $285,990 Active 97 DOM
2026-08-18

days on market $285,990 Active 96 DOM
2026-08-17

days on market $285,990 Active 95 DOM
2026-08-16

days on market $285,990 Active 94 DOM
2026-08-15

days on market $285,990 Active 93 DOM
2026-08-14

days on market $285,990 Active 92 DOM
2026-08-13

days on market $285,990 Active 91 DOM
2026-08-12

days on market $285,990 Active 90 DOM
2026-08-11

days on market $285,990 Active 89 DOM
2026-08-10

days on market $285,990 Active 88 DOM
2026-08-09

days on market $285,990 Active 87 DOM
2026-08-08

days on market $285,990 Active 86 DOM
2026-08-07

days on market $285,990 Active 85 DOM
2026-08-06

days on market $285,990 Active 84 DOM
2026-08-05

days on market $285,990 Active 83 DOM
2026-08-04

days on market $285,990 Active 82 DOM
2026-08-03

days on market $285,990 Active 81 DOM
2026-07-31

days on market $285,990 Active 78 DOM
2026-07-30

days on market $285,990 Active 77 DOM
2026-07-29

days on market $285,990 Active 76 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,849
− Mortgage interest: −$15,124
− Property taxes: −$4,050
− Insurance: −$1,350
− Repairs & maintenance: −$1,828
− Management: −$1,828
− HOA: −$600
− Depreciation: −$7,854
Taxable loss: −$9,785

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,348
After-tax cash flow: $-2,591/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
Both New paint in interior — Enhances interior aesthetics and value ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Tyro Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Tyro Middle F NC #238/475 Nat'l #6,362/14,009 High West Davidson High C- NC #270/535 Nat'l #4,461/17,239

Schools (NCES district)

District: Davidson County Schools
NCES district ID: 3701140
Math proficiency: 50% ▲ 2.00%
Reading proficiency: 50% ▲ 2.00%
Median HH income: $49,696
Composite: 42.76/100
National rank: #3157
State rank: #62 of 178 in NC

B Composite livability gradescore 72/100

Livability — Lexington

Score: 72/100
State rank: #89
US rank: #6051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Davidson County · 167,156 people
City population: 79,578
Metro: Winston-Salem, NC
Population (ZIP): 39,267
Household income: $63,961
Rent vs Own: 24.5% rent · 75.5% own
Severe rent burden: 8% of renters

Population outlook (Davidson County) Hauer SSP2

Today (2025): 167,156 people
By 2030: 167,216 · +0.0%
By 2040: 164,524 · -1.6%
By 2050: 157,229 · -5.9%
By 2075: 138,084 · -17.4%
By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (82%)
Race & ethnicity: White 82% Hispanic / Latino 6% Black 6% Two or more races 4% Asian 3%
Hispanic origin (detail): Mexican 4%
Common ancestry: Serbian 2% Slovak 2% Italian 2%
Foreign-born: 5% · Canada, Jamaica
Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Davidson

2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -46.39%
Current HPI: 258.6557
Rent YoY: ▲ 3.37%
Metro: Winston-Salem, 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
#17 Bank of America Charlotte $192.4B #166 Truist Financial Charlotte $20.5B
Retail	2	$95B
#52 Lowe's Mooresville $83.7B #337 Advance Auto Parts Raleigh $11.2B
Industrial Conglomerate	1	$38B
#114 Honeywell International Charlotte $37.9B
Metals / Steel	1	$35B
#121 Nucor Charlotte $35.4B
Utilities	1	$30B
#133 Duke Energy Charlotte $29.9B
Industrial Machinery	1	$19B
#182 Trane Technologies Davidson $18.9B

Price history

+0.0% since first listed

2 events — show timeline

2026-05-30 Listed $285,990 CANOPYMLS as Distributed by MLS Grid
2026-05-14 Listed $285,990 Triad MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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