942 Boone Valley Rd · Whitsett, NC 27377

$280,000

3 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 55 Days on market

Built 1959 4.23 ac lot Est $202k · 38% over ↓ 15% since listing

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Why this score? — see what drove the F 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 +11.1/30.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

If you need space you have found it. This home sits on over 4 acres. Solid home just needs some tender loving care. Sellers are very motivated. Daughter is in the process of moving out.

Key facts

• Over 4 acres
• 4.23 acre lot
• Garage

Tags

• OVER 4 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (29.2% below list).
• Recommended offer: $198k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Whitsett — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety 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.
• Zoned schools: Sedalia Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 550 students, 62% FRL); Eastern Guilford Middle (math 26% / reading 38%, grade F, #317 of 475 statewide, top 68%, 980 students, 75% FRL); Eastern Guilford High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,198 students, 67% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 105 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,292 (29.2% 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 55 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 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: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $202,237
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Oak Blossom Way	0.30mi	2/1.5 (-1)	1,036 (-11%)	11mo	$179,000	$173	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $321
• Equity at exit: $95,818

10-year hold

• IRR: 5.3%
• Equity multiple: 1.66×
• Total profit: $52,004
• Equity at exit: $127,512

Cash invested: $78,400 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 105
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-110

Break-even live

Break-even rent $2,122

Max offer price $260,534

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-31	+0% $-110	+5% $-189	+10% $-269
Rent	-10% $-267	-5% $-189	+0% $-110	+5% $-32	+10% $46
Rate	-1.0pp $31	-0.5pp $-39	base $-110	+0.5pp $-183	+1.0pp $-257

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	25d	1	0.10mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	16d	18	0.53mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	21d	1	1.08mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	25d	1	1.24mi

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-03-19
   price $280,000
3. 2026-02-28
   listed $330,000 Active

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$1,196/yr (+$100/mo · 108.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,795
• − Mortgage interest: −$15,684
• − Property taxes: −$1,100
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$8,145
• Taxable loss: −$6,342
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $200/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 — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 10,885
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

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 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

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: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• 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

-15.2% since first listed

3 events — show timeline

• 2026-04-24 Pending — Triad MLS
• 2026-03-19 Price Changed $280,000 Triad MLS
• 2026-02-28 Listed $330,000 Triad MLS

Property tax history

+2.6%/yr

Latest (2025): $1,100 · -1.0% YoY. Source: county tax records.