5511 Windemere Cir · Archdale, NC 27370

$155,000

3 bd · 2.5 ba · 1,770 sqft · SingleFamily public records · 102 Days on market

Built 1971 0.49 ac lot Est $274k · 44% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

Key facts

• Carport
• Storage buildings
• Pool

Tags

• CARPORT
• STORAGE BUILDINGS
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.9% in Archdale — 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 70/100 on livability (#138 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 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 $5k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (11%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $274,350
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5511 Windemere Cir	0.00mi	3/2.5	1,770 (0%)	1mo	$158,000	$89	100
202 Royal Pines Dr	0.29mi	3/2.0	1,645 (-7%)	6mo	$344,960	$210	68
5220 Windemere Cir	0.20mi	3/2.0	1,650 (-7%)	15mo	$255,000	$155	65
4122 Potomac Dr	0.44mi	4/2.5 (+1)	1,809 (+2%)	14mo	$255,000	$141	59
219 Royal Pines Dr Lot 178	0.32mi	3/2.0	1,865 (+5%)	23mo	$385,745	$207	55

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-380
• Equity at exit: $23,111

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $31,484
• Equity at exit: $13,402

Cash invested: $43,400 (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 27370

• Home prices YoY: -9.9%
• Active inventory: 119
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $389

Break-even live

Break-even rent $1,274

Max offer price $155,000

Occupancy floor 73%

Sensitivity live

Price	-10% $476	-5% $432	+0% $389	+5% $345	+10% $301
Rent	-10% $249	-5% $319	+0% $389	+5% $458	+10% $528
Rate	-1.0pp $467	-0.5pp $428	base $389	+0.5pp $348	+1.0pp $308

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-03-18
   price $155,000
3. 2026-02-11
   price $165,000
4. 2026-01-08
   listed $175,000 Active
5. 2019-03-26
   soldstatus $164,900 Sold 394-char remark

   Show marketing remark (394 chars)

   Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

6. 2019-03-26
   soldstatus $165,000

   Show marketing remark (394 chars)

   Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

7. 2019-03-22
   status Pending 394-char remark

   Show marketing remark (394 chars)

   Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

8. 2019-03-01
   historical Due Diligence Period 394-char remark

   Show marketing remark (394 chars)

   Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

9. 2019-02-19
   listed $164,900 Active 394-char remark

   Show marketing remark (394 chars)

   Move in ready home in Wheatmore School District! 3BR/2.5BA with den and bonus area. Have fun in the sun with the in ground pool with recent liner and the basketball court! Spacious fenced in backyard! Attached carport! Split level home offers spacious eat in kitchen! Cozy living rm offers fireplace and mantle! 1.2 bath and spacious laundry rm not included in sq footage. Tin roof! Great home!

10. 2006-07-24
    soldstatus $158,000
11. 2001-03-01
    soldstatus $102,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,544 · $129/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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $21,185
• − Mortgage interest: −$8,682
• − Property taxes: −$1,544
• − Insurance: −$775
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,509
• Taxable income: $2,285
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $4,115/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Archdale

• Score: 70/100
• State rank: #138
• US rank: #7875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21,446
• Population (ZIP): 15,223

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Serbian 5% Slovak 5% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.61%
• Current HPI: 242.2984
• Rent YoY: —
• Metro: —
• 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

+52.0% since first listed

11 events — show timeline

• 2026-04-21 Pending — Triad MLS
• 2026-03-18 Price Changed $155,000 Triad MLS
• 2026-02-11 Price Changed $165,000 Triad MLS
• 2026-01-08 Listed $175,000 Triad MLS
• 2019-03-26 Sold (Public Records) $165,000 Public Records
• 2019-03-26 Sold (MLS) $164,900 Triad MLS
• 2019-03-22 Pending — Triad MLS
• 2019-03-01 Contingent — Triad MLS
• 2019-02-19 Listed $164,900 Triad MLS
• 2006-07-24 Sold (Public Records) $158,000 Public Records
• 2001-03-01 Sold (Public Records) $102,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,544 · +1.4% YoY. Source: county tax records.