103 Arbor Dr · Lexington, NC 27292

$185,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 14 Days on market

Built 1956 0.39 ac lot Est $248k · 25% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

Key facts

• Great potential
• Nice-sized yard
• Spacious layout

Tags

• SPACIOUS LAYOUT
• NICE-SIZED YARD
• OUTDOOR LIVING
• GREAT POTENTIAL

Property features AI

Finance

• Other: Directions: From I-85 Business/US-52 take the exit toward NC-8 South/Lexington; continue on NC-8 South and turn left onto Arbor Drive — property will be on the right.
• Financial info: Annual tax amount: $929
• HOA & community: No homeowners association; Located in the Arbor Acres subdivision

Exterior

• Parking: Attached carport (1 covered parking space)
• Utilities: Electric water heater; Septic sewer; Public water
• Home design: Single-story house; Stick/site built residential property; Built in 1956
• Construction: Brick construction
• Exterior features: Public water source; Septic tank; Publicly maintained road; Lot approximately 0.388 acres

Interior

• Kitchen: Electric water heater
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating fueled by natural gas
• Interior features: Primary bedroom on main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $174k (5.9% below list).
• Recommended offer: $174k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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-.
• 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.
• Market conditions: Rents rising (+1.4%/yr); 403 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $174,053 (5.9% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $247,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Queens Dr	0.15mi	3/1.5	1,631 (+1%)	14mo	$242,000	$148	77
213 Del Vista Dr	0.34mi	3/1.5	1,620 (+1%)	11mo	$235,000	$145	72
206 Abbotts Ave	0.48mi	3/2.0	1,660 (+3%)	5mo	$254,999	$154	68
1719 E Center Street Ext	0.23mi	3/2.0	1,518 (-6%)	16mo	$205,000	$135	67
1505 Wildlife Cir	0.36mi	3/2.0	1,683 (+5%)	13mo	$265,000	$157	65
154 Abbotts Ave	0.49mi	3/2.0	1,485 (-8%)	1mo	$285,000	$192	64
419 Arbor Dr	0.13mi	3/2.5	1,824 (+13%)	10mo	$305,000	$167	61
170 Becks Church Rd	0.62mi	3/1.0	1,632 (+2%)	16mo	$115,000	$70	51
620 Cardinal Dr	0.61mi	3/2.0	1,770 (+10%)	11mo	$325,000	$184	45
114 Sharon Dr	0.49mi	3/1.0	1,400 (-13%)	21mo	$179,900	$129	34

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,910
• Equity at exit: $27,584

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-5,625
• Equity at exit: $15,995

Cash invested: $51,800 (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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 403
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $250

Break-even live

Break-even rent $1,424

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $355	-5% $303	+0% $250	+5% $198	+10% $146
Rent	-10% $113	-5% $182	+0% $250	+5% $319	+10% $388
Rate	-1.0pp $344	-0.5pp $297	base $250	+0.5pp $202	+1.0pp $154

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Abbotts Ave Lexington, NC	3.0	2.0	1660	$2,000	$1.20	23d	1	0.50mi
215 Agner Ln Lexington, NC	3.0	2.0	1150	$1,595	$1.39	23d	1	1.00mi
115 Converse Dr Lexington, NC	4.0	2.0	1684	$1,595	$0.95	16d	1	1.17mi

Listing history 21 events

1. 2026-05-31
   status $185,000 Pending 14 DOM
2. 2026-05-15
   listed $220,000 Active
3. 2021-11-02
   soldstatus $200,000 Closed 248-char remark

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

4. 2021-11-02
   soldstatus $200,000

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

5. 2021-10-09
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

6. 2021-08-29
   historical Due Diligence Period 248-char remark

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

7. 2021-08-23
   price $194,999 248-char remark

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

8. 2021-08-08
   listed $199,900 Active 248-char remark

   Show marketing remark (248 chars)

   Conveniently located near I-85 and Uptown Lexington! This 3 bed 2 bath brick house includes an attached carport with enclosed storage space. Inviting living room features real hardwoods and a cozy brick fireplace. Charming home in a great location.

9. 2019-02-14
   soldstatus $121,000 Sold 308-char remark

   Show marketing remark (308 chars)

   Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

10. 2019-02-14
    soldstatus $121,000

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

11. 2019-02-09
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

12. 2019-01-15
    historical Due Diligence Period 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

13. 2018-12-15
    price $129,900 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

14. 2018-10-09
    price $134,900 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

15. 2018-09-25
    price $136,900 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

16. 2018-08-23
    listed $142,900 Active 308-char remark

    Show marketing remark (308 chars)

    Conveniently located near town and I-85, but with low county taxes. Updated 3 bedroom, 2 bath home in Davis Townsend/Central school district is move-in ready! Features include gas heat with central air, hardwood/laminate/tile floors, fireplace, appliances, ceiling fans and carport. Nicely landscaped yard.

17. 2007-01-05
    soldstatus $110,000
18. 2001-05-01
    soldstatus $33,500
19. 2001-05-01
    soldstatus $49,000
20. 2001-05-01
    soldstatus $81,500
21. 2001-05-01
    soldstatus $81,500

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$588/yr (+$49/mo · 63.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,886
• − Mortgage interest: −$10,363
• − Property taxes: −$929
• − Insurance: −$925
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$5,382
• Taxable loss: −$54
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,017/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: 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

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 · 129,088 people
• City population: 79,578
• Metro: Winston-Salem, NC
• Population (ZIP): 40,311
• Household income: $57,264
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1001.0

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 (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -75.79%
• Current HPI: 267.074
• Rent YoY: ▲ 1.37%
• 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

+556.7% since first listed

20 events — show timeline

• 2026-05-15 Listed $220,000 Triad MLS
• 2021-11-02 Sold (Public Records) $200,000 Public Records
• 2021-11-02 Sold (MLS) $200,000 Triad MLS
• 2021-10-09 Pending — Triad MLS
• 2021-08-29 Contingent — Triad MLS
• 2021-08-23 Price Changed $194,999 Triad MLS
• 2021-08-08 Listed $199,900 Triad MLS
• 2019-02-14 Sold (Public Records) $121,000 Public Records
• 2019-02-14 Sold (MLS) $121,000 Triad MLS
• 2019-02-09 Pending — Triad MLS
• 2019-01-15 Contingent — Triad MLS
• 2018-12-15 Price Changed $129,900 Triad MLS
• 2018-10-09 Price Changed $134,900 Triad MLS
• 2018-09-25 Price Changed $136,900 Triad MLS
• 2018-08-23 Listed $142,900 Triad MLS
• 2007-01-05 Sold (Public Records) $110,000 Public Records
• 2001-05-01 Sold (Public Records) $81,500 Public Records
• 2001-05-01 Sold (Public Records) $81,500 Public Records
• 2001-05-01 Sold (Public Records) $49,000 Public Records
• 2001-05-01 Sold (Public Records) $33,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $929 · +4.7% YoY. Source: county tax records.