942 Chatfield Dr · High Point, NC 27282

$299,000

3 bd · 2.5 ba · 1,582 sqft · SingleFamily public records · 11 Days on market

Built 1986 8,276 sqft lot Est $272k · 10% over $49/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TURN-KEY & FULLY RENOVATED! Welcome to this beautifully updated 3-bedroom, 2.5-bath home in the heart of Jamestown. Featuring an open-concept floor plan, with spacious living areas and thoughtful updates throughout, this home is perfect for gathering with family and friends. Enjoy new luxury vinyl plank flooring throughout, stylish tile bathrooms, fresh paint, updated fixtures, and abundant natural light from new energy-efficient windows. The spacious kitchen flows seamlessly into the living and dining areas, creating the ideal space for everyday living and entertaining. A versatile bonus room can serve as a home office, playroom, den, media room, or flex space. Step outside to a bran

Key facts

• Spacious kitchen
• Natural light
• Tile bathrooms

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• TILE BATHROOMS
• UPDATED FIXTURES
• NATURAL LIGHT
• SPACIOUS KITCHEN

Property features AI

Finance

• HOA & community: Stonehedge association; Monthly association fee of $49

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential stick/site built house; One and one-half stories; Built in 1986; Living room fireplace
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: City lot; Public maintained road

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Kitchen island
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Radiant floor heating; Electric heating; Central air; Attic fan
• Interior features: Ceiling fan(s); Soaking tub; Kitchen island; Primary bedroom located on the main level
• Laundry & utility: Water heater: unknown

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $253k (15.3% below list).
• Recommended offer: $253k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Jamestown Elementary (math 49% / reading 45%, grade D-, #497 of 1,410 statewide, top 38%, 441 students, 99% FRL); Jamestown Middle (math 26% / reading 42%, grade F, #294 of 475 statewide, top 63%, 940 students, 69% FRL); Lucy Ragsdale High (math 45% / reading 58%, grade D+, #299 of 535 statewide, top 56%, 1,346 students, 61% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 33% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $170k; list at $299k implies a 76% 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 $253,330 (15.3% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $272,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
966 Chatfield Dr	0.07mi	3/2.0	1,466 (-7%)	3mo	$260,000	$177	80
853 Sage Hill Dr	0.22mi	3/2.5	1,598 (+1%)	13mo	$317,000	$198	78
976 Chatfield Dr	0.05mi	3/2.5	1,411 (-11%)	3mo	$290,000	$206	77
4025 Sherry Ct	0.16mi	3/2.0	1,659 (+5%)	8mo	$212,000	$128	76
909 Pineburr Rd	0.09mi	3/2.5	1,673 (+6%)	13mo	$269,900	$161	76
809 Sagemount St	0.22mi	3/2.0	1,693 (+7%)	9mo	$356,000	$210	69
308 Edwards Pl	0.49mi	2/1.5 (-1)	1,590 (+0%)	6mo	$225,000	$142	62
5312 Adrian Rd	0.28mi	3/2.0	1,724 (+9%)	13mo	$339,000	$197	59
501 Southridge Rd	0.61mi	3/2.0	1,534 (-3%)	8mo	$263,000	$171	58
1200 Bales Chapel Rd	0.40mi	3/2.0	1,422 (-10%)	6mo	$245,000	$172	58
3314 Dillon Rd	0.39mi	3/2.0	1,721 (+9%)	13mo	$235,000	$137	54
305 Rollingwood Rd	0.57mi	3/2.0	1,795 (+14%)	12mo	$305,000	$170	39

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-45,453
• Equity at exit: $44,582

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-35,806
• Equity at exit: $25,852

Cash invested: $83,720 (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 27282

• Home prices YoY: -21.2%
• Active inventory: 143
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$212 /mo · $2,546/yr
• Insurance: −$125
• HOA: −$49
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $48

Break-even live

Break-even rent $2,473

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $217	-5% $132	+0% $48	+5% $-37	+10% $-122
Rent	-10% $-153	-5% $-53	+0% $48	+5% $148	+10% $248
Rate	-1.0pp $198	-0.5pp $124	base $48	+0.5pp $-30	+1.0pp $-109

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Manchester Dr Jamestown, NC	4.0	2.5	2104	$2,400	$1.14	16d	1	0.24mi
405 Amberly Dr Jamestown, NC	3.0	2.0	1200	$1,850	$1.54	25d	1	0.69mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 8 events

1. 2026-06-22
   pricedays on market $299,000 Active 11 DOM
2. 2026-06-18
   days on market $309,000 Active 8 DOM
3. 2026-06-17
   days on market $309,000 Active 7 DOM
4. 2026-06-16
   days on market $309,000 Active 6 DOM
5. 2026-06-15
   price $309,000 Active 5 DOM
6. 2026-06-15
   days on market $319,000 Active 5 DOM
7. 2026-06-14
   remarks 695-char remark
8. 2026-06-14
   listed $319,000 Active 3 DOM

ⓘ 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: $2,546 · $212/mo
• Projected year-2 tax: $2,546 · $212/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $30,400
• − Mortgage interest: −$16,749
• − Property taxes: −$2,546
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$588
• − Depreciation: −$8,698
• Taxable loss: −$4,540
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $1,660/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): 15,927
• Household income: $91,512
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 374.0

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 (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 9% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 12% · Canada, South Korea, Jamaica
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 2% Korean 2%

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: ▼ -55.56%
• Current HPI: 206.6685
• 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

+270.9% since first listed

4 events — show timeline

• 2026-06-09 Listed $319,000 Triad MLS
• 2026-01-20 Sold (Public Records) $170,000 Public Records
• 1996-08-01 Sold (Public Records) $104,000 Public Records
• 1988-05-01 Sold (Public Records) $86,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,546 · -0.8% YoY. Source: county tax records.