319 Waylon Ct · Lexington, NC 27295

$302,990

4 bd · 3.0 ba · 2,454 sqft · SingleFamily · 132 Days on market

Built 2026 Excellent condition 10,018 sqft lot Garage $123/sqft · 10% below area Est $337k · 10% under $50/mo HOA · 3% of rent

---

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).

• ARV discount +12.1/15.0
• Cash flow +5.5/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Olive is a two-story home with 4 bedrooms and 3 bathrooms. The main level features a bedroom and open floorplan, great room, and kitchen with island. Stunning & spacious owner?s suite. Great storage space and natural light! Middleton is located off Old Salisbury Rd in Lexington. Convenient to 52 and shopping in Lexington, approximately 25 minutes from Winston-Salem and 45 minutes from Charlotte. All Proposal Worksheets (attached in MLS docs) to be submitted to co-list agent. Builder uses their own contract and agent will draft agreement. Contact co-listing agent for community incentives. Model Home Hours: Wed & Thur 11am-5pm, Fri & Sat 11am-6pm, Sun 1-4pm.

Key facts

• Open floorplan
• Natural light
• Kitchen with island

Tags

• OPEN FLOORPLAN
• KITCHEN WITH ISLAND
• GREAT STORAGE SPACE
• NATURAL LIGHT
• CONVENIENT TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (37.2% below list).
• Recommended offer: $190k (37.2% below list) — sets the bar for 1% rule.

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: crime F, amenities D-, employment F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tyro Elementary (math 42% / reading 32%, grade F, #771 of 1,410 statewide, top 57%, 413 students, 62% FRL); Tyro Middle (math 34% / reading 44%, grade F, #238 of 475 statewide, top 51%, 561 students, 58% FRL); West Davidson High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 725 students, 50% FRL) — zoned schools average 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 565 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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.
• 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 132 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $190,422 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 13.3

CMA / ARV

• ARV (median comp): $337,480
• List price: $302,990
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 Waylon Ct	0.06mi	4/3.0	2,403 (-2%)	6mo	$339,990	$141	89
135 Pinhook Dr	0.07mi	5/3.0 (+1)	2,511 (+2%)	0mo	$305,000	$121	88
216 Waylon Ct	0.10mi	5/3.0 (+1)	2,454 (0%)	5mo	$338,990	$138	86
320 Zinnia Pl	0.55mi	4/3.0	2,511 (+2%)	1mo	$366,390	$146	69
252 Zinnia Pl	0.58mi	4/3.0	2,511 (+2%)	4mo	$349,000	$139	66
154 Zinnia Pl	0.65mi	4/3.0	2,511 (+2%)	6mo	$350,000	$139	61
173 Zinnia Pl	0.61mi	3/3.0 (-1)	2,511 (+2%)	2mo	$329,000	$131	60
215 Zinnia Pl	0.57mi	4/2.5	2,250 (-8%)	4mo	$329,000	$146	54
253 Zinnia Pl	0.55mi	4/2.5	2,250 (-8%)	6mo	$339,000	$151	54
192 Zinnia Pl	0.63mi	4/2.5	2,644 (+8%)	6mo	$342,000	$129	51
309 Zinnia Pl	0.52mi	4/2.5	2,164 (-12%)	4mo	$325,000	$150	51
317 Zinnia Pl	0.52mi	3/2.5 (-1)	2,164 (-12%)	3mo	$325,000	$150	46

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: -31.9%
• Equity multiple: -0.05×
• Total profit: $-89,060
• Equity at exit: $45,177

10-year hold

• IRR: -34.5%
• Equity multiple: -0.49×
• Total profit: $-126,821
• Equity at exit: $26,197

Cash invested: $84,837 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 14 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $307,990 ($135/sqft)
• Median days on market: 96 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27295

• Home prices YoY: -15.2%
• Rents YoY: 3.4%
• Active inventory: 565
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$1,589
• Tax est. 1.5%: −$379 /mo · $4,545/yr
• Insurance: −$126
• HOA: −$50
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-640

Break-even live

Break-even rent $2,714

Max offer price $210,444

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-535	+0% $-640	+5% $-744	+10% $-849
Rent	-10% $-790	-5% $-715	+0% $-640	+5% $-564	+10% $-489
Rate	-1.0pp $-487	-0.5pp $-562	base $-640	+0.5pp $-718	+1.0pp $-798

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: $75,748
• Closing costs: $9,090
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Pine Cone Ln Lexington, NC	3.0	2.5	1648	$1,850	$1.12	3d	1	1.37mi

Property features AI

Finance

• Other: New home description: New / Built information indicates new constructionDirections: NC-150 to Michael Rd. to Front St. (use 699 Front St., Lexington for GPS)
• HOA & community: HOA (Winston-Salem) with $600 annual feeLocated in the Middleton subdivision

Exterior

• Parking: Attached front-load garage2 garage spacesDriveway (paved) with garage door opener
• Security: Security systemSecurity lightsSmoke detectorsCarbon monoxide detector(s)
• Utilities: Public sewerGas water heaterNatural gas for heating
• Home design: Residential stick/site-built houseNew construction (built 2026)Two levels
• Construction: Vinyl sidingSlab foundation
• Exterior features: Exterior lightingSubdivision lot (Lot 44, subdivided)Private maintained roadPublic water

Interior

• Kitchen: MicrowaveDishwasherDisposalFree-standing range
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced-air heating (natural gas)Heat pump cooling
• Interior features: Kitchen islandPantryDeadbolt locksAttic access with pulldown stairs
• Laundry & utility: Laundry room with washer hookup and dryer connectionGas water heater

Listing history 50 events

1. 2026-09-23
   days on market $302,990 Active 132 DOM
2. 2026-09-22
   days on market $302,990 Active 131 DOM
3. 2026-09-21
   days on market $302,990 Active 130 DOM
4. 2026-09-20
   days on market $302,990 Active 129 DOM
5. 2026-09-19
   days on market $302,990 Active 128 DOM
6. 2026-09-18
   remarks 699-char remark
7. 2026-09-18
   days on market $302,990 Active 127 DOM
8. 2026-09-17
   days on market $302,990 Active 126 DOM
9. 2026-09-16
   days on market $302,990 Active 125 DOM
10. 2026-09-15
    days on market $302,990 Active 124 DOM
11. 2026-09-14
    days on market $302,990 Active 123 DOM
12. 2026-09-13
    days on market $302,990 Active 122 DOM
13. 2026-09-12
    days on market $302,990 Active 121 DOM
14. 2026-09-11
    days on market $302,990 Active 120 DOM
15. 2026-09-05
    days on market $302,990 Active 114 DOM
16. 2026-09-04
    days on market $302,990 Active 113 DOM
17. 2026-09-03
    pricedays on market $302,990 Active 112 DOM
18. 2026-08-31
    days on market $312,990 Active 109 DOM
19. 2026-08-30
    days on market $312,990 Active 108 DOM
20. 2026-08-29
    days on market $312,990 Active 107 DOM
21. 2026-08-28
    days on market $312,990 Active 106 DOM
22. 2026-08-27
    days on market $312,990 Active 105 DOM
23. 2026-08-26
    days on market $312,990 Active 104 DOM
24. 2026-08-25
    days on market $312,990 Active 103 DOM
25. 2026-08-24
    days on market $312,990 Active 102 DOM
26. 2026-08-23
    days on market $312,990 Active 101 DOM
27. 2026-08-22
    days on market $312,990 Active 100 DOM
28. 2026-08-21
    days on market $312,990 Active 99 DOM
29. 2026-08-20
    remarks 695-char remark
30. 2026-08-20
    days on market $312,990 Active 98 DOM
31. 2026-08-19
    days on market $312,990 Active 97 DOM
32. 2026-08-18
    days on market $312,990 Active 96 DOM
33. 2026-08-17
    days on market $312,990 Active 95 DOM
34. 2026-08-16
    days on market $312,990 Active 94 DOM
35. 2026-08-15
    days on market $312,990 Active 93 DOM
36. 2026-08-14
    days on market $312,990 Active 92 DOM
37. 2026-08-13
    days on market $312,990 Active 91 DOM
38. 2026-08-12
    days on market $312,990 Active 90 DOM
39. 2026-08-11
    days on market $312,990 Active 89 DOM
40. 2026-08-10
    days on market $312,990 Active 88 DOM
41. 2026-08-09
    days on market $312,990 Active 87 DOM
42. 2026-08-08
    days on market $312,990 Active 86 DOM
43. 2026-08-07
    days on market $312,990 Active 85 DOM
44. 2026-08-06
    days on market $312,990 Active 84 DOM
45. 2026-08-05
    days on market $312,990 Active 83 DOM
46. 2026-08-04
    days on market $312,990 Active 82 DOM
47. 2026-08-03
    days on market $312,990 Active 81 DOM
48. 2026-07-31
    days on market $312,990 Active 78 DOM
49. 2026-07-30
    days on market $312,990 Active 77 DOM
50. 2026-07-29
    days on market $312,990 Active 76 DOM

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

Taxation est. · year 1

• Rental income: $22,851
• − Mortgage interest: −$16,972
• − Property taxes: −$4,545
• − Insurance: −$1,515
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$600
• − Depreciation: −$8,814
• Taxable loss: −$13,252
• Est. tax savings @ 24.0%: +$3,180
• After-tax cash flow: $-4,494/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious floor plan and is located in a convenient location. The highest-ROI updates would be painting, landscaping, and updating kitchen and bathroom fixtures.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑
• Both New bathroom fixtures — Enhances functionality and appeal ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Tyro Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Tyro Middle F NC #238/475 Nat'l #6,362/14,009 High West Davidson High C- NC #270/535 Nat'l #4,461/17,239

Schools (NCES district)

• District: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

B Composite livability gradescore 72/100

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

• County: Davidson County · 167,156 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: 8% of renters

---

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

Property features AI

Finance

• Other: New home description: New / Built information indicates new constructionDirections: NC-150 to Michael Rd. to Front St. (use 699 Front St., Lexington for GPS)
• HOA & community: HOA (Winston-Salem) with $600 annual feeLocated in the Middleton subdivision

Exterior

• Parking: Attached front-load garage2 garage spacesDriveway (paved) with garage door opener
• Security: Security systemSecurity lightsSmoke detectorsCarbon monoxide detector(s)
• Utilities: Public sewerGas water heaterNatural gas for heating
• Home design: Residential stick/site-built houseNew construction (built 2026)Two levels
• Construction: Vinyl sidingSlab foundation
• Exterior features: Exterior lightingSubdivision lot (Lot 44, subdivided)Private maintained roadPublic water

Interior

• Kitchen: MicrowaveDishwasherDisposalFree-standing range
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced-air heating (natural gas)Heat pump cooling
• Interior features: Kitchen islandPantryDeadbolt locksAttic access with pulldown stairs
• Laundry & utility: Laundry room with washer hookup and dryer connectionGas water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $317,990 CANOPYMLS as Distributed by MLS Grid
• 2026-05-14 Listed $317,990 Triad MLS