319 Western Blvd · Lexington, NC 27295

$169,000

2 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 76 Days on market

Built 1957 0.29 ac lot Est $242k · 30% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

Key facts

• Fenced perimeter
• Outbuilding
• Hallway closets

Tags

• LARGE LOT
• FENCED PERIMETER
• OUTBUILDING
• ATTACHED GARAGE
• FIREPLACE
• HALLWAY CLOSETS

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Western Heights

Exterior

• Parking: Attached garage (1-car); Driveway parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas for heating and water heater
• Home design: Residential stick/site-built house; One-story; Built in 1957; Existing structure
• Construction: Brick and frame construction; Crawl space foundation
• Exterior features: Fenced yard; Satellite dish; Storage structure on property; Public-maintained road

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Bedrooms on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air
• Interior features: Primary bedroom located on the main level; Attic access only; Ceiling fan(s); Deadbolt(s); See remarks
• Laundry & utility: Washer hookup; Dryer connection on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $159k (5.6% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Lexington — 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 72/100 on livability (#89 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D, crime F, amenities D-.
• Lexington City Schools (suburban): math 32% / reading 38% proficiency, ranked #136 of 178 in NC (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 351 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 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.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $241,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Western Blvd	0.03mi	3/1.0 (+1)	1,337 (-3%)	4mo	$142,000	$106	85
205 Avondale Dr	0.08mi	3/1.0 (+1)	1,475 (+7%)	8mo	$257,500	$175	73
402 Idlewild Dr	0.26mi	3/2.0 (+1)	1,356 (-2%)	12mo	$190,000	$140	66
200 Westdale Ave	0.42mi	3/1.0 (+1)	1,360 (-2%)	11mo	$230,000	$169	63
704 Archdale Dr	0.64mi	3/2.0 (+1)	1,334 (-4%)	1mo	$285,000	$214	55
718 W 4th Ave	0.55mi	3/2.0 (+1)	1,332 (-4%)	7mo	$215,900	$162	54
110 Tannin Way	0.66mi	3/2.0 (+1)	1,333 (-4%)	8mo	$269,900	$202	47
701 Archdale Dr	0.64mi	3/2.0 (+1)	1,490 (+8%)	13mo	$264,999	$178	37
701 Archdale Dr	0.64mi	3/2.0 (+1)	1,490 (+8%)	13mo	$264,999	$178	37
703 Archdale Dr	0.65mi	3/2.0 (+1)	1,536 (+11%)	14mo	$269,999	$176	31
113 Habersham Ct	0.67mi	3/2.5 (+1)	1,585 (+15%)	7mo	$264,000	$167	28
407 Westside Dr	0.71mi	3/2.0 (+1)	1,196 (-14%)	12mo	$185,000	$155	25

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-15,135
• Equity at exit: $25,198

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,202
• Equity at exit: $14,612

Cash invested: $47,320 (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 27295

• Home prices YoY: -15.2%
• Rents YoY: 3.4%
• Active inventory: 351
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$886
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $183

Break-even live

Break-even rent $1,363

Max offer price $169,000

Occupancy floor 83%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Crane Creek Way Lexington, NC	3.0	2.5	1588	$1,650	$1.04	23d	1	0.60mi
500 Rylee Ln Lexington, NC	3.0	2.0	1200	$1,550	$1.29	14d	1	0.67mi
152 Iroquois Trl Lexington, NC	3.0	2.5	1828	$2,010	$1.10	14d	1	0.76mi
420 Salem St Unit H Lexington, NC	2.0	1.5	1100	$875	$0.80	19d	1	1.20mi
301 Williamson St Unit B Lexington, NC	2.0	1.0	896	$1,000	$1.12	23d	1	1.39mi

Listing history 19 events

1. 2026-06-02
   status $169,000 Pending 76 DOM
2. 2026-06-01
   days on market $169,000 Active 76 DOM
3. 2026-05-31
   days on market $169,000 Active 75 DOM
4. 2026-05-31
   days on market $169,000 Active 74 DOM
5. 2026-05-20
   price $169,000
6. 2026-04-20
   price $179,000
7. 2026-03-16
   listed $192,000 Active
8. 2026-01-05
   soldstatus $120,289
9. 2018-05-15
   soldstatus $80,000 Sold 363-char remark

   Show marketing remark (363 chars)

   Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

10. 2018-05-15
    soldstatus $80,000

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

11. 2018-05-11
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

12. 2018-04-12
    historical Due Diligence Period 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

13. 2018-03-23
    price $82,000 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

14. 2017-10-17
    price $89,000 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

15. 2017-09-15
    price $92,500 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

16. 2017-07-14
    listed $99,500 Active 363-char remark

    Show marketing remark (363 chars)

    Great location for this 2 bedroom, 1 bath brick veneer home within minutes of Hwy. 64 W. and Business 85. Large living room with fireplace, kitchen & dining combination. One car-carport. This price includes an additional building lot beside of home - use for additional home or large play area. Beautiful neighborhood pool within walking distance of home.

17. 2015-09-14
    price $89,500
18. 2004-09-30
    soldstatus $90,500
19. 2004-09-30
    soldstatus $90,500

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,137
• − Mortgage interest: −$9,467
• − Property taxes: −$1,437
• − Insurance: −$845
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,916
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,343/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: Lexington City Schools
• NCES district ID: 3702640
• Math proficiency: 32% ▲ 3.00%
• Reading proficiency: 38% ▲ 6.00%
• Median HH income: $27,758
• Composite: 28.2/100
• National rank: #6807
• State rank: #136 of 178 in NC

Livability — Lexington

• Score: 72/100
• State rank: #89
• US rank: #6051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, NC
• County: Davidson County · 129,088 people
• City population: 79,578
• Metro: Winston-Salem, NC
• Population (ZIP): 39,267
• Household income: $63,961
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 733.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 6% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 258.6557
• Rent YoY: ▲ 3.37%
• 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

+86.7% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $169,000 Triad MLS
• 2026-04-20 Price Changed $179,000 Triad MLS
• 2026-03-16 Listed $192,000 Triad MLS
• 2026-01-05 Sold (Public Records) $120,289 Public Records
• 2018-05-15 Sold (Public Records) $80,000 Public Records
• 2018-05-15 Sold (MLS) $80,000 Triad MLS
• 2018-05-11 Pending — Triad MLS
• 2018-04-12 Contingent — Triad MLS
• 2018-03-23 Price Changed $82,000 Triad MLS
• 2017-10-17 Price Changed $89,000 Triad MLS
• 2017-09-15 Price Changed $92,500 Triad MLS
• 2017-07-14 Listed $99,500 Triad MLS
• 2015-09-14 Price Changed $89,500 Triad MLS
• 2004-09-30 Sold (Public Records) $90,500 Public Records
• 2004-09-30 Sold (Public Records) $90,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,437 · +0.0% YoY. Source: county tax records.