2200 E Stadium Dr · Eden, NC 27288

$122,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 41 Days on market

Built 2001 0.90 ac lot

---

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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One story on frame modular home nestled off the main road. Three bedrooms and two full baths. Kitchen with island and breakfast area. Spacious primary bath with double vanity, separate shower and tub. This property may qualify for Seller Financing (Vendee). Seller is Secretary of Veteran Affairs. See agent only remarks for instructions on submitting offers. Property to be sold As Is. Buyer to verify all. Please see attachments for additional remarks and instructions on how to submit an offer. Water will not be on for inspections or appraisal. HVAC system and water heater are missing among other things. Likely will not qualify for financing due to condition.

Key facts

• Double vanity
• One story home
• Separate shower

Tags

• ONE STORY HOME
• KITCHEN WITH ISLAND
• BREAKFAST AREA
• SPACIOUS PRIMARY BATH
• DOUBLE VANITY
• SEPARATE SHOWER

Property features AI

Finance

• Other: Located in Greensboro association area (no association); Directions: N on N Van Buren Rd (Hwy 14), right onto E Stadium Dr; property on the right
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Septic sewer; Electric heating fuel; No water heater listed
• Home design: Modular single-family house; One level; Built in 2001; Den fireplace
• Construction: Vinyl siding; Crawl space foundation; Shingle roof not specified
• Exterior features: No fencing; Public-maintained road access; Lot about 0.9 acre; No pool; Public water source; Septic tank

Interior

• Kitchen: Kitchen island
• Bedrooms: Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Primary bedroom on main level; Soaking tub; Kitchen island; Separate shower; Den with fireplace
• Laundry & utility: Washer hookup; Dryer connection on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $122k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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 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: 1.05% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $269,892
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 Ashby St	0.38mi	4/2.0 (+1)	1,706 (-7%)	3mo	$280,000	$164	63
120 Dillard Ct	0.61mi	4/2.0 (+1)	1,800 (-2%)	1mo	$264,500	$147	62
1915 Ashby St	0.38mi	2/1.5 (-1)	1,632 (-11%)	6mo	$219,900	$135	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,640
• Equity at exit: $18,191

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $11,110
• Equity at exit: $10,548

Cash invested: $34,160 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $206

Break-even live

Break-even rent $1,018

Max offer price $122,000

Occupancy floor 79%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $122,000 Active 41 DOM
2. 2026-06-17
   days on market $122,000 Active 40 DOM
3. 2026-06-16
   days on market $122,000 Active 39 DOM
4. 2026-06-15
   days on market $122,000 Active 38 DOM
5. 2026-06-14
   days on market $122,000 Active 36 DOM
6. 2026-06-13
   pricedays on market $122,000 Active 35 DOM
7. 2026-06-10
   days on market $132,000 Active 33 DOM
8. 2026-06-09
   days on market $132,000 Active 32 DOM
9. 2026-06-08
   days on market $132,000 Active 31 DOM
10. 2026-06-07
    days on market $132,000 Active 30 DOM
11. 2026-06-03
    days on market $132,000 Active 26 DOM
12. 2026-06-02
    days on market $132,000 Active 25 DOM
13. 2026-06-01
    days on market $132,000 Active 24 DOM
14. 2026-05-31
    days on market $132,000 Active 23 DOM
15. 2026-05-31
    days on market $132,000 Active 22 DOM
16. 2026-05-07
    listed $132,000 Active
17. 2015-10-01
    soldstatus $78,000

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,363 · $114/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,348
• − Mortgage interest: −$6,834
• − Property taxes: −$1,363
• − Insurance: −$610
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,549
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,346/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• 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

+69.2% since first listed

2 events — show timeline

• 2026-05-07 Listed $132,000 Triad MLS
• 2015-10-01 Sold (Public Records) $78,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,363 · +0.8% YoY. Source: county tax records.