1402 Oak Ridge Rd · Oak Ridge, NC 27284

$150,000

2 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 10 Days on market

Built 1938 0.80 ac lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ok Investors/Renovators, & Buyers looking for a project with potential! This House offers approx. 1400+ Sq ft with a flexible layout, including a main-level primary bedroom, loft area, and enclosed porch. Conveniently located between Oak Ridge and Kernersville with easy access to surrounding areas. City water is being incorporated and this address is on the waitlist to be connected at the Buyers expense.

Key facts

• Enclosed porch
• Loft area
• 0.8 acre lot

Tags

• MAIN-LEVEL PRIMARY BEDROOM
• LOFT AREA
• ENCLOSED PORCH

Property features AI

Finance

• Other: Property is located on the county line (Kernersville address, in Guilford County)
• HOA & community: No homeowners association; Located in the Oak Ridge subdivision

Exterior

• Parking: Driveway parking
• Utilities: Private water source; Septic tank; Electric water heater; Publicly maintained road access
• Home design: Residential stick/site-built house; One story; Built in 1938; Living room fireplace
• Construction: Wood siding; Existing structure
• Exterior features: Stream on the property; Partially cleared and partially wooded lot; No fencing

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms include lofts on the upper level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil-fired heating; No central cooling
• Interior features: Primary bedroom on the main level; Unfinished basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $148k (1.1% below list).
• Recommended offer: $148k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 0.5% in Oak Ridge — 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 75/100 on livability (#44 in NC, #3,896 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents rising fast (+4.8%/yr); 27 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $150k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $148,358 (1.1% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.86×
• Total profit: $-5,680
• Equity at exit: $22,365

10-year hold

• IRR: 7.9%
• Equity multiple: 1.64×
• Total profit: $27,028
• Equity at exit: $12,969

Cash invested: $42,000 (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 27284

• Rents YoY: 4.8%
• Active inventory: 27
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $250

Break-even live

Break-even rent $1,167

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $335	-5% $293	+0% $250	+5% $208	+10% $165
Rent	-10% $133	-5% $192	+0% $250	+5% $309	+10% $367
Rate	-1.0pp $326	-0.5pp $288	base $250	+0.5pp $211	+1.0pp $172

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-21
   historical Due Diligence Period
2. 2026-05-18
   listed $150,000 Active
3. 1979-02-01
   soldstatus $32,500

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$358/yr (+$30/mo · 41.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,803
• − Mortgage interest: −$8,402
• − Property taxes: −$872
• − Insurance: −$750
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,364
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,867/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 — Oak Ridge

• Score: 75/100
• State rank: #44
• US rank: #3896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 397,191 people
• City population: 8,573
• Metro: Winston-Salem, NC
• Population (ZIP): 58,065
• Household income: $82,461
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1283.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -246.17%
• Current HPI: 219.1988
• Rent YoY: ▲ 4.80%
• 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
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+361.5% since first listed

3 events — show timeline

• 2026-05-21 Contingent — Triad MLS
• 2026-05-18 Listed $150,000 Triad MLS
• 1979-02-01 Sold (Public Records) $32,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $872 · +28.4% YoY. Source: county tax records.