2330 W Vandalia Rd · Greensboro, NC 27407

$87,000

2 bd · 2.0 ba · 984 sqft · Condo · 5 Days on market

Built 1987 $274/mo HOA · 23% 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 +16.7/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom & 2 bathroom rental property! Condo has secured entry way, carpet & vinyl floor, all kitchen appliances included, close to major highways 85 & 40, and shopping areas. Property being sold AS-IS.

Key facts

• Shopping
• Dining
• Surrounding areas

Tags

• CONVENIENT GREENSBORO LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING
• DINING
• SURROUNDING AREAS

Property features AI

Finance

• Other: Building area reported as 984 (unit not displayed)
• HOA & community: Located in Fox Fire Village; Community association (Greensboro) with monthly fee of $274

Exterior

• Parking: Deck
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential condominium, stick/site built; One-story; Built in 1987; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: City lot; Public road maintenance

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Primary bedroom located on the main level; No attic access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $55 ($655/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 7.0% vs local median 3.8% in Greensboro — 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 81/100 on livability (#12 in NC, #1,335 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: 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.
• Market conditions: Rents rising (+3.5%/yr); 221 active listings in the ZIP; 9 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 $601 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $87,000

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. 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?
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: 1.35% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-9,841
• Equity at exit: $12,972

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-871
• Equity at exit: $7,522

Cash invested: $24,360 (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 27407

• Rents YoY: 3.5%
• Active inventory: 221
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$274
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $55

Break-even live

Break-even rent $1,108

Max offer price $87,000

Occupancy floor 90%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 S Holden Rd Greensboro, NC	1.0–2.0	1.0–2.0	780	$950	$1.22	23d	6	0.22mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,434	$1.41	14d	34	0.98mi
3716 Groometown Rd Greensboro, NC	2.0	1.5	1007	$1,095	$1.09	23d	6	1.00mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	14d	22	1.20mi
3911 Marchester Way Greensboro, NC	1.0	1.0	763	$969	$1.27	14d	1	1.28mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	23d	2	1.30mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	23d	1	1.34mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	14d	3	1.39mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	14d	5	1.48mi

HOA detail condo

• Monthly dues: $274 · $3,288/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-22
   listed $87,000 Active
2. 2025-10-25
   historical $1,100
3. 2025-10-01
   price $1,100
4. 2025-08-09
   listed $1,175
5. 2024-01-19
   historical $1,100
6. 2024-01-11
   listed $1,100
7. 2023-12-13
   historical $1,200
8. 2023-12-07
   listed $1,200
9. 2023-02-21
   soldstatus $75,000 Closed 223-char remark

   Show marketing remark (223 chars)

   Great 2 bedroom & 2 bathroom rental property! Condo has secured entry way, carpet & vinyl floor, all kitchen appliances included, close to major highways 85 & 40, and shopping areas. Property being sold AS-IS.

10. 2023-02-08
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Great 2 bedroom & 2 bathroom rental property! Condo has secured entry way, carpet & vinyl floor, all kitchen appliances included, close to major highways 85 & 40, and shopping areas. Property being sold AS-IS.

11. 2023-02-03
    listed $75,000 Active 223-char remark

    Show marketing remark (223 chars)

    Great 2 bedroom & 2 bathroom rental property! Condo has secured entry way, carpet & vinyl floor, all kitchen appliances included, close to major highways 85 & 40, and shopping areas. Property being sold AS-IS.

12. 2022-09-02
    soldstatus $66,500 Closed 197-char remark

    Show marketing remark (197 chars)

    Charming 2 bedroom, 2 bath condo with vaulted ceilings in living room and dining room. Resident occupied, please do not disturb. Great investment opportunity. Long term resident. See agent remarks.

13. 2022-08-13
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Charming 2 bedroom, 2 bath condo with vaulted ceilings in living room and dining room. Resident occupied, please do not disturb. Great investment opportunity. Long term resident. See agent remarks.

14. 2022-08-06
    historical Due Diligence Period 197-char remark

    Show marketing remark (197 chars)

    Charming 2 bedroom, 2 bath condo with vaulted ceilings in living room and dining room. Resident occupied, please do not disturb. Great investment opportunity. Long term resident. See agent remarks.

15. 2022-08-03
    listed $70,000 Active 197-char remark

    Show marketing remark (197 chars)

    Charming 2 bedroom, 2 bath condo with vaulted ceilings in living room and dining room. Resident occupied, please do not disturb. Great investment opportunity. Long term resident. See agent remarks.

16. 1987-01-01
    soldstatus $84,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 18% 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: $14,124
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$3,288
• − Depreciation: −$2,531
• Taxable loss: −$568
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $791/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 — Greensboro

• Score: 81/100
• State rank: #12
• US rank: #1335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 4%

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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

+3.6% since first listed

16 events — show timeline

• 2026-05-22 Listed $87,000 Triad MLS
• 2025-10-25 Rental Removed $1,100 APPFOLIO
• 2025-10-01 Price Changed $1,100 APPFOLIO
• 2025-08-09 Listed for Rent $1,175 APPFOLIO
• 2024-01-19 Rental Removed $1,100 TRIADMLS
• 2024-01-11 Listed for Rent $1,100 TRIADMLS
• 2023-12-13 Rental Removed $1,200 TRIADMLS
• 2023-12-07 Listed for Rent $1,200 TRIADMLS
• 2023-02-21 Sold (MLS) $75,000 CANOPYMLS as Distributed by MLS Grid
• 2023-02-08 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-02-03 Listed $75,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-02 Sold (MLS) $66,500 Triad MLS
• 2022-08-13 Pending — Triad MLS
• 2022-08-06 Contingent — Triad MLS
• 2022-08-03 Listed $70,000 Triad MLS
• 1987-01-01 Sold (Public Records) $84,000 Public Records