1925 Vantage Point Pl Unit F · Greensboro, NC 27407

$112,500

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 29 Days on market

Built 1969 871 sqft lot Est $108k · at est. $224/mo HOA · 17% of rent

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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 +20.1/30.0
• 1% rule +6.9/10.0
• DSCR +6.4/10.0
• ARV discount +5.6/15.0
• 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

Here's one for YOU! This 2-story townhome-style condominium in the Vantage Place Condominium Community. Features an updated interior following a Dec 2023 renovation (please note: ad pics are from then). Unit includes 3 bedrooms, 1 full bath, and a mix of tile/carpet flooring. The kitchen is equipped with a dishwasher, gas range/oven, and top-freezer refrigerator (all appliances convey). Enjoy added convenience with in-unit laundry hookups, interior closet storage, and under-stairs storage. The layout provides great separation between living and sleeping areas. An active lease is currently in place (see AO notes). Convenient Greensboro location near shopping, dining, and major roadways. Enjo

Key facts

• Under stairs storage
• Updated interior
• $224 HOA

Tags

• UPDATED INTERIOR
• IN UNIT LAUNDRY HOOKUPS
• INTERIOR CLOSET STORAGE
• UNDER STAIRS STORAGE
• LOW MAINTENANCE CONDO LIVING
• ESTABLISHED COMMUNITY

Property features AI

Finance

• HOA & community: Association: Greensboro; HOA fee of $224.49; Subdivision: Vantage Pointe Condos

Exterior

• Parking: Deck parking feature; Paved parking
• Utilities: Public water; Public sewer; Gas water heater; Natural gas available
• Home design: Townhouse; Stick/site built construction; Two stories; Facing information not provided; Entry level information not provided
• Construction: Built in 1969; Brick construction; Slab foundation
• Exterior features: City lot; Public-maintained road; Deck; Paved surfaces

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Carpet and tile flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $112k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $36k; list at $112k implies a 217% gain — meaningful room to come down on a strong offer.

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 $110,812 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.19% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $108,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3911 Overland Hts Unit E	0.08mi	3/1.5	1,080 (0%)	2mo	$75,100	$70	92
1931 Vantage Point Pl Unit E	0.07mi	3/1.0	1,080 (0%)	8mo	$122,600	$114	90
1931 Vantage Point Pl Unit D	0.07mi	3/1.5	1,080 (0%)	11mo	$125,000	$116	86
3917 Colony Sq Unit B	0.12mi	3/2.0	1,100 (+2%)	2mo	$110,000	$100	85
3919 Overland Hts Unit G	0.11mi	3/1.5	1,044 (-3%)	2mo	$99,000	$95	85
3919 Overland Hts	0.11mi	3/1.5	1,080 (0%)	13mo	$105,000	$97	82
3911 Pioneer Way Unit B	0.15mi	3/2.0	1,086 (+1%)	11mo	$128,750	$119	79
3917 G Colony Sq	0.10mi	3/1.5	1,120 (+4%)	14mo	$85,000	$76	75
3907 Pioneer Way Unit D	0.18mi	3/1.5	1,238 (+15%)	5mo	$120,000	$97	61
3911 Pioneer Way Unit A	0.15mi	3/1.5	1,232 (+14%)	12mo	$122,500	$99	58
52 Ledgerstone Ln	0.54mi	2/2.5 (-1)	1,098 (+2%)	13mo	$195,000	$178	50
53 Ledgerstone Ln	0.53mi	2/2.5 (-1)	1,233 (+14%)	13mo	$200,000	$162	29

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,547
• Equity at exit: $16,774

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $7,259
• Equity at exit: $9,727

Cash invested: $31,500 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$590
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$47
• HOA: −$224
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $140

Break-even live

Break-even rent $1,163

Max offer price $112,500

Occupancy floor 85%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1931 Vantage Point Pl Greensboro, NC	3.0	1.0	1080	$1,350	$1.25	23d	1	0.09mi
3900 Overland Hts Greensboro, NC	2.0	1.0	738	$1,025	$1.39	14d	13	0.20mi
1835 Merritt Dr Unit A Greensboro, NC	2.0	1.5	950	$1,025	$1.08	23d	1	0.24mi
3712 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	23d	1	0.36mi
3714 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	21d	1	0.39mi
3600 Mosby Dr Greensboro, NC	2.0	1.5	800	$1,050	$1.31	14d	3	0.51mi
1350 Norwalk St Greensboro, NC	1.0–2.0	1.0–2.0	992	$1,400	$1.41	23d	6	0.54mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	23d	2	0.56mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	23d	1	0.62mi
1103 E Barton St Apt 1103-F Greensboro, NC	2.0	2.0	900	$1,195	$1.33	23d	1	0.78mi
1007 Pineland St Greensboro, NC	1.0–3.0	1.0	900	$1,290	$1.43	14d	5	0.80mi
4203-21 Hewitt St Greensboro, NC	1.0–2.0	1.0–2.0	830	$1,165	$1.40	14d	20	0.82mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,910	$1.88	14d	34	0.85mi
4215 Bernau Ave Greensboro, NC	1.0–2.0	1.0–2.0	819	$1,299	$1.59	14d	24	0.87mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	14d	22	0.91mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,250	$1.63	23d	1	1.00mi
3203 Cypress Park Rd Unit C Greensboro, NC	2.0	2.5	1316	$1,250	$0.95	23d	1	1.26mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	21d	3	1.36mi
2204 Celeste Ct Greensboro, NC	3.0	1.5	1318	$1,695	$1.29	23d	1	1.50mi

HOA detail

• Monthly dues: $224 · $2,688/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-18
   days on market $112,500 Active 29 DOM
2. 2026-06-17
   days on market $112,500 Active 28 DOM
3. 2026-06-16
   days on market $112,500 Active 27 DOM
4. 2026-06-15
   days on market $112,500 Active 26 DOM
5. 2026-06-14
   days on market $112,500 Active 24 DOM
6. 2026-06-10
   days on market $112,500 Active 21 DOM
7. 2026-06-09
   days on market $112,500 Active 20 DOM
8. 2026-06-08
   days on market $112,500 Active 19 DOM
9. 2026-06-07
   days on market $112,500 Active 18 DOM
10. 2026-06-03
    days on market $112,500 Active 14 DOM
11. 2026-06-02
    days on market $112,500 Active 13 DOM
12. 2026-06-01
    days on market $112,500 Active 12 DOM
13. 2026-05-31
    days on market $112,500 Active 11 DOM
14. 2026-05-31
    days on market $112,500 Active 10 DOM
15. 2026-05-20
    listed $112,500 Active
16. 2024-02-23
    historical $1,050
17. 2023-12-28
    listed $1,050
18. 1997-10-06
    soldstatus $35,500
19. 1985-07-01
    soldstatus $41,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$229/yr (+$19/mo · 33.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $16,076
• − Mortgage interest: −$6,302
• − Property taxes: −$693
• − Insurance: −$562
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − HOA: −$2,688
• − Depreciation: −$3,273
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,680/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

+174.4% since first listed

5 events — show timeline

• 2026-05-20 Listed $112,500 Triad MLS
• 2024-02-23 Rental Removed $1,050 TRIADMLS
• 2023-12-28 Listed for Rent $1,050 TRIADMLS
• 1997-10-06 Sold (Public Records) $35,500 Public Records
• 1985-07-01 Sold (Public Records) $41,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $693 · -1.0% YoY. Source: county tax records.