2503 W Vandalia Rd · Greensboro, NC 27407

$140,000

4 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 113 Days on market

Built 1980 0.48 ac lot Est $230k · 39% under ↓ 36% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Open House Cancelled 5/28. Welcome to 2503 W Vandalia Rd, a 4-bedroom, 2-bath ranch-style fixer-upper set on approximately 0.48 acres and full of potential! This spacious property is a fantastic opportunity for investors or homeowners eager to create their dream home. Major updates have already been started by the seller, including removal of flooring down to the subfloor, a brand-new roof installed in November 2024, and a freshly painted exterior giving you a strong head start on renovations. The home also features a covered front porch, a back deck perfect for relaxing or entertaining, and a storage shed for added convenience. Ideally located with easy access to shopping, dining, and publ

Key facts

• Covered front porch
• Storage shed
• Back deck

Tags

• COVERED FRONT PORCH
• BACK DECK
• STORAGE SHED
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel; See remarks regarding additional parking details
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential stick/site-built house; One-story
• Construction: Built in 1980; Vinyl siding; Existing structure
• Exterior features: Near public transit; Cleared and level lot; Public transportation nearby

Interior

• Kitchen: Electric water heater
• Bedrooms: All bedrooms on the main level
• Flooring: See remarks (flooring details not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Window air conditioning units
• Interior features: Primary bedroom on the main level; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/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 $968 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.29% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $230,436
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3261 Anvil Pl	0.25mi	3/1.5 (-1)	1,366 (+3%)	2mo	$235,900	$173	75
3607 Mccuiston Rd #66	0.31mi	3/2.0 (-1)	1,218 (-9%)	3mo	$200,000	$164	64
2311 Vandalia Rd	0.18mi	3/2.0 (-1)	1,365 (+2%)	24mo	$213,000	$156	63
4120 Elmyra Dr	0.05mi	3/2.0 (-1)	1,134 (-15%)	6mo	$137,500	$121	62
3011 Darden Rd	0.57mi	3/1.5 (-1)	1,250 (-6%)	11mo	$225,000	$180	47
3822 Simmons Ct	0.49mi	3/2.0 (-1)	1,207 (-9%)	14mo	$226,500	$188	45
2903 Lamroc Rd	0.61mi	3/2.0 (-1)	1,450 (+9%)	10mo	$287,000	$198	43
3100 Pinecroft Rd	0.59mi	3/2.0 (-1)	1,205 (-10%)	18mo	$235,000	$195	37
3925 Sedgegrow Dr	0.60mi	3/1.0 (-1)	1,151 (-14%)	20mo	$100,000	$87	24

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 · 3.5% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $11,432
• Equity at exit: $20,874

10-year hold

• IRR: 17.1%
• Equity multiple: 2.44×
• Total profit: $56,464
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $522

Break-even live

Break-even rent $1,145

Max offer price $140,000

Occupancy floor 66%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3607 McCuiston Rd #52 Greensboro, NC	3.0	2.0	1200	$1,550	$1.29	23d	1	0.31mi
2 Pipers Glen Ct Greensboro, NC	3.0	2.0	1400	$1,750	$1.25	19d	1	0.87mi
3818 Maribeau Woods Dr Greensboro, NC	3.0	2.0	1521	$1,900	$1.25	14d	1	0.88mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,910	$1.88	14d	34	1.10mi

Listing history 17 events

1. 2026-06-02
   days on market $140,000 Active 113 DOM
2. 2026-06-01
   days on market $140,000 Active 112 DOM
3. 2026-05-31
   days on market $140,000 Active 111 DOM
4. 2026-05-31
   days on market $140,000 Active 110 DOM
5. 2026-05-14
   price $140,000
6. 2026-03-09
   price $155,000
7. 2026-02-13
   status Active
8. 2026-01-17
   status Pending
9. 2026-01-15
   historical Due Diligence Period
10. 2026-01-12
    listed $165,000 Active
11. 2025-11-17
    price $150,000
12. 2025-10-31
    price $165,000
13. 2025-09-20
    price $175,000
14. 2025-09-08
    price $350,000
15. 2025-05-21
    price $350,000
16. 2025-01-02
    price $185,000
17. 2024-10-18
    listed $219,000 Active

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 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: $21,662
• − Mortgage interest: −$7,842
• − Property taxes: −$1,345
• − Insurance: −$700
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,073
• Taxable income: $4,237
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $5,242/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

-36.1% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $140,000 Triad MLS
• 2026-03-09 Price Changed $155,000 Triad MLS
• 2026-02-13 Relisted — Triad MLS
• 2026-01-17 Pending — Triad MLS
• 2026-01-15 Contingent — Triad MLS
• 2026-01-12 Listed $165,000 Triad MLS
• 2025-11-17 Price Changed $150,000 Triad MLS
• 2025-10-31 Price Changed $165,000 Triad MLS
• 2025-09-20 Price Changed $175,000 Triad MLS
• 2025-09-08 Price Changed $350,000 Triad MLS
• 2025-05-21 Price Changed $350,000 Triad MLS
• 2025-01-02 Price Changed $185,000 Triad MLS
• 2024-10-18 Listed $219,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+22.8%/yr

Latest (2025): $1,345 · +35.8% YoY. Source: county tax records.