230 Davidson St · Archdale, NC 27263

$130,000

2 bd · 1.0 ba · 768 sqft · Condo public records · 1 Days on market

Built 1989 $97/mo HOA · 9% 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready first-floor condo featuring 2 bedrooms and 1 full bath. This well-maintained home offers 768 square feet with durable luxury vinyl plank flooring throughout. Recent updates include a new HVAC system, new water heater, new ceiling fans, and fresh interior paint throughout. The bathroom features a step-in shower with support bars for added convenience. Conveniently located in Archdale with easy access to shopping, dining, and major highways. Perfect for first-time homebuyers, downsizers or low-maintenance living.

Key facts

• New ceiling fans
• New water heater
• First floor condo

Tags

• FIRST FLOOR CONDO
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW CEILING FANS
• STEP IN SHOWER
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Roads maintained via road maintenance agreement
• HOA & community: HOA present (Greensboro); HOA fee $97.91 monthly; Subdivision: Rivermeade Condos

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Electric water heater; Electric power
• Home design: Condominium, stick/site-built construction; One story; Built in 1989; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: No fencing; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: One main room listed (lower level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Primary bedroom on main level; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $18 ($220/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (12.5% below list).
• Recommended offer: $114k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Archdale — 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 70/100 on livability (#138 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trindale Elementary School (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 386 students, 67% FRL); Trinity Middle School (math 36% / reading 45%, grade F, #215 of 475 statewide, top 46%, 518 students, 64% FRL); Trinity High School (math 77% / reading 52%, grade B-, #164 of 535 statewide, top 32%, 657 students, 53% FRL).
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

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 $113,708 (12.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.5

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-19,894
• Equity at exit: $19,383

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-15,798
• Equity at exit: $11,240

Cash invested: $36,400 (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 27263

• Home prices YoY: -26.9%
• Active inventory: 134
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$54
• HOA: −$97
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $18

Break-even live

Break-even rent $1,114

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $92	-5% $55	+0% $18	+5% $-18	+10% $-55
Rent	-10% $-72	-5% $-27	+0% $18	+5% $63	+10% $108
Rate	-1.0pp $84	-0.5pp $51	base $18	+0.5pp $-15	+1.0pp $-50

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Brookwood Cir Archdale, NC	3.0	1.0–2.0	688	$1,219	$1.77	16d	14	0.80mi
214 English Ct Trinity, NC	2.0	1.0	862	$1,250	$1.45	16d	1	1.19mi
116 E Swathmore Ave High Point, NC	1.0	1.0	845	$1,155	$1.37	16d	3	1.42mi
525 Weaver Ave Archdale, NC	2.0	1.0	800	$850	$1.06	16d	1	1.47mi

HOA detail condo

• Monthly dues: $97 · $1,164/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 530-char remark
2. 2026-06-21
   listed $130,000 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: $565 · $47/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$501/yr (+$42/mo · 88.7%)

ⓘ 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 20% 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: $13,645
• − Mortgage interest: −$7,282
• − Property taxes: −$565
• − Insurance: −$650
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − HOA: −$1,164
• − Depreciation: −$3,782
• Taxable loss: −$1,981
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $695/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Archdale

• Score: 70/100
• State rank: #138
• US rank: #7875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archdale, NC
• County: Randolph County · 81,617 people
• City population: 21,446
• Metro: Greensboro-High Point, NC
• Population (ZIP): 21,446
• Household income: $55,801
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 381.0

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Hispanic / Latino 10% Asian 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Serbian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Vietnamese 3%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.54%
• Current HPI: 229.4967
• 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

+173.7% since first listed

3 events — show timeline

• 2026-06-20 Listed $130,000 Triad MLS
• 2008-05-27 Sold (Public Records) $60,000 Public Records
• 1994-07-26 Sold (Public Records) $47,500 Public Records

Property tax history

-0.2%/yr

Latest (2016): $565 · -0.4% YoY. Source: county tax records.