101 Oxford Pl #19 · High Point, NC 27262

$112,500

2 bd · 2.5 ba · 1,056 sqft · Condo public records · 90 Days on market

Built 1963 $146/mo HOA · 11% 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well Maintained 2BR/1.5BA condo located just off N. Main St. and Westchester Dr in High Point. Great opportunity for 1st time home buyer or investor. . Having Laminate floors throughout, New windows & New front and back storm doors. You’ll be pleasantly surprised by the spacious layout & abundant closet and storage space. The large living/dining combo offers great flexibility, while the kitchen features generous cabinet and countertop space. Appliances include: Range, Refrigerator, Over The Range Microwave, & Dishwasher. Half bath on main level & two spacious bedrooms and full bath on upper level. Enjoy relaxing on the back patio and take advantage of the commun

Key facts

• $146 HOA
• Built 1963
• Listed 90 days

Property features AI

Finance

• Other: Publicly maintained road; Public transportation nearby
• HOA & community: Oxford House HOA; Monthly association fee of $146; Subdivision: Oxford House Condominium

Exterior

• Parking: Assigned parking; Driveway; Gravel parking
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Gas water heater; Natural gas available
• Home design: Residential condominium; Stick/site built construction; Two levels; End unit
• Construction: Built in 1963; Aluminum siding; Brick; Vinyl siding; Slab foundation; One fireplace with gas log in the living room
• Exterior features: City lot; Near public transit; Cleared; Level/flat

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Second-level bedroom (approx. 12'9" x 14'0"); Second-level bedroom (approx. 11'10" x 11'10")
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Wall furnace; Natural gas heating fuel
• Interior features: Ceiling fans; Deadbolt locks; Primary bedroom on main level
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in High Point — 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 77/100 on livability (#31 in NC, #3,084 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, 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: Oak View Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 534 students, 99% FRL); Ferndale Middle (math 16% / reading 32%, grade F, #401 of 475 statewide, top 84%, 537 students, 99% FRL); High Point Central High (math 48% / reading 42%, grade D-, #350 of 535 statewide, top 66%, 1,081 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 120 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $778 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 90 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $112k implies a 105% 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 $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-10,026
• Equity at exit: $16,774

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-4,978
• Equity at exit: $9,727

Cash invested: $31,500 (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 27262

• Rents YoY: 0.9%
• Active inventory: 120
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$590
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$47
• HOA: −$146
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $169

Break-even live

Break-even rent $1,057

Max offer price $112,500

Occupancy floor 82%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	23d	1	0.36mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	23d	1	0.43mi
177 W Hartley Dr High Point, NC	1.0–2.0	1.0–2.0	818	$1,218	$1.49	14d	8	0.45mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,202	$1.20	14d	7	0.77mi
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,018	$1.00	14d	10	0.79mi
150 James Rd Unit 3D High Point, NC	2.0	2.0	1200	$1,225	$1.02	14d	1	0.98mi
915 Pine Circle Dr High Point, NC	3.0	1.0	816	$1,295	$1.59	23d	1	0.99mi
3019 Ingleside Dr High Point, NC	1.0–3.0	1.0–2.0	985	$1,255	$1.27	14d	8	1.16mi
2459 Shadow Valley Rd High Point, NC	3.0	2.0	1266	$1,950	$1.54	14d	1	1.18mi
2231 Shadow Valley Rd High Point, NC	1.0–3.0	1.0–2.0	942	$1,312	$1.39	23d	1	1.19mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	18d	1	1.19mi
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	21d	1	1.26mi
856 Lakecrest Ave High Point, NC	1.0–2.0	1.0–2.0	791	$1,320	$1.67	14d	11	1.30mi
928 Lakecrest Ave High Point, NC	1.0–3.0	1.5	973	$1,290	$1.33	14d	4	1.39mi
208 W Parkway Ave Unit A High Point, NC	1.0	1.0	750	$1,500	$2.00	23d	1	1.42mi

HOA detail condo

• Monthly dues: $146 · $1,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   status $112,500 Pending 90 DOM
2. 2026-06-16
   days on market $112,500 Due Diligence Period 90 DOM
3. 2026-06-15
   days on market $112,500 Due Diligence Period 89 DOM
4. 2026-06-14
   days on market $112,500 Due Diligence Period 87 DOM
5. 2026-06-10
   days on market $112,500 Due Diligence Period 84 DOM
6. 2026-06-09
   days on market $112,500 Due Diligence Period 83 DOM
7. 2026-06-08
   days on market $112,500 Due Diligence Period 82 DOM
8. 2026-06-07
   statusdays on market $112,500 Due Diligence Period 81 DOM
9. 2026-06-03
   days on market $112,500 Active 77 DOM
10. 2026-06-02
    days on market $112,500 Active 76 DOM
11. 2026-06-01
    days on market $112,500 Active 75 DOM
12. 2026-05-31
    days on market $112,500 Active 74 DOM
13. 2026-05-31
    days on market $112,500 Active 73 DOM
14. 2026-05-12
    price $115,000
15. 2026-04-03
    price $125,000
16. 2026-03-19
    listed $140,000 Active
17. 2026-03-13
    historical $140,000
18. 2023-01-20
    soldstatus $55,000
19. 2010-08-06
    soldstatus $54,000
20. 2007-04-30
    soldstatus $50,000
21. 1993-10-01
    soldstatus $43,900
22. 1984-08-01
    soldstatus $39,500

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$295/yr (+$25/mo · 47.0%)

ⓘ 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 ≥104°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: $15,257
• − Mortgage interest: −$6,302
• − Property taxes: −$628
• − Insurance: −$562
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − HOA: −$1,752
• − Depreciation: −$3,273
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $1,959/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 — High Point

• Score: 77/100
• State rank: #31
• US rank: #3084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Point, NC
• County: Guilford County · 487,190 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 28,353
• Household income: $65,006
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1046.0

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 0.65)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 5% Other Asian/Pacific 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: ▼ -279.14%
• Current HPI: 205.6152
• Rent YoY: ▲ 0.90%
• 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

+191.1% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $115,000 Triad MLS
• 2026-04-03 Price Changed $125,000 Triad MLS
• 2026-03-19 Listed $140,000 Triad MLS
• 2026-03-13 Coming Soon $140,000 Triad MLS
• 2023-01-20 Sold (Public Records) $55,000 Public Records
• 2010-08-06 Sold (Public Records) $54,000 Public Records
• 2007-04-30 Sold (Public Records) $50,000 Public Records
• 1993-10-01 Sold (Public Records) $43,900 Public Records
• 1984-08-01 Sold (Public Records) $39,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $628 · -5.4% YoY. Source: county tax records.