101 Markwood Ln · Lexington, NC 27295

$175,000

3 bd · 2.0 ba · 2,101 sqft · SingleFamily public records · 58 Days on market

Built 1966 0.38 ac lot Est $292k · 40% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• 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

This spacious home offers great potential with its 3 bedrooms and 2 bathrooms. Please note, the property is currently in the unfinished stage, with walls not yet finished. Contact us for more details or to schedule a viewing. Home is being sold as-is in it's current condition **terms have been accepted; awaiting execution of contract**

Key facts

• Blank slate
• Completely gutted
• Endless potential

Tags

• COMPLETELY GUTTED
• BLANK SLATE
• DEMOLITION WORK COMPLETED
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Directions: US 64 to downtown, left on W Center St Ext, right on Boaze Rd, left on Markwood Ln, house is on the left; Association listed as Greensboro (association not active)
• HOA & community: No homeowners association; Subdivision: Pleasant Hills

Exterior

• Parking: Attached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; No water heater listed
• Home design: One-story house; Stick/site built residential property; Built in 1966; Brick construction; Existing structure
• Construction: Brick exterior; Crawl space foundation; Shallow lot (0.38 acre)
• Exterior features: Public water; Public sewer; Publicly maintained road; Lot 11

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No heating; No cooling; No heating fuel
• Interior features: Primary bedroom on main level; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 ($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 $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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) 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.
• Current owner paid $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $292,039
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Tannin Way	0.37mi	3/2.5	2,032 (-3%)	2mo	$300,000	$148	74
397 Ovada Ave	0.40mi	3/2.5	2,187 (+4%)	6mo	$288,000	$132	68
217 Woodhaven Dr	0.31mi	4/2.5 (+1)	2,018 (-4%)	8mo	$293,000	$145	65
315 Ovada Ave	0.38mi	3/2.5	2,263 (+8%)	10mo	$304,000	$134	59
209 Hillside Dr	0.23mi	4/2.5 (+1)	2,317 (+10%)	10mo	$305,000	$132	56
402 Vineyard Ln	0.48mi	3/2.0	1,918 (-9%)	8mo	$300,000	$156	56
128 Habersham Ct	0.62mi	3/2.5	1,963 (-7%)	9mo	$302,000	$154	51
115 Wintergreen Ct	0.56mi	4/2.5 (+1)	2,231 (+6%)	10mo	$309,000	$139	48
140 Wintergreen Ct	0.65mi	3/2.5	2,255 (+7%)	12mo	$340,000	$151	46
213 Sidney St	0.63mi	3/2.0	2,400 (+14%)	3mo	$285,000	$119	45
207 Bremen Dr	0.73mi	3/2.0	1,865 (-11%)	3mo	$255,000	$137	45
201 Broadview Ave	0.63mi	3/1.0	1,869 (-11%)	9mo	$190,000	$102	40

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,974
• Equity at exit: $26,093

10-year hold

• IRR: 11.0%
• Equity multiple: 1.87×
• Total profit: $42,612
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $466

Break-even live

Break-even rent $1,323

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.55mi
119 Habersham Ct Lexington, NC	3.0	2.5	2252	$1,775	$0.79	23d	1	0.59mi
152 Iroquois Trl Lexington, NC	3.0	2.5	1828	$2,010	$1.10	14d	1	1.21mi

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 58 DOM
2. 2026-06-17
   days on market $175,000 Active 57 DOM
3. 2026-06-16
   days on market $175,000 Active 56 DOM
4. 2026-06-15
   days on market $175,000 Active 55 DOM
5. 2026-06-14
   days on market $175,000 Active 53 DOM
6. 2026-06-10
   days on market $175,000 Active 50 DOM
7. 2026-06-09
   days on market $175,000 Active 49 DOM
8. 2026-06-08
   days on market $175,000 Active 48 DOM
9. 2026-06-07
   days on market $175,000 Active 47 DOM
10. 2026-06-05
    days on market $175,000 Active 44 DOM
11. 2026-06-03
    days on market $175,000 Active 43 DOM
12. 2026-06-02
    days on market $175,000 Active 42 DOM
13. 2026-06-01
    days on market $175,000 Active 41 DOM
14. 2026-05-31
    days on market $175,000 Active 40 DOM
15. 2026-05-31
    days on market $175,000 Active 39 DOM
16. 2026-04-21
    listed $175,000 Active
17. 2025-09-29
    soldstatus $125,000 Closed 339-char remark

    Show marketing remark (339 chars)

    This spacious home offers great potential with its 3 bedrooms and 2 bathrooms. Please note, the property is currently in the unfinished stage, with walls not yet finished. Contact us for more details or to schedule a viewing. Home is being sold as-is in it's current condition **terms have been accepted; awaiting execution of contract**

18. 2025-09-10
    status Pending 339-char remark

    Show marketing remark (339 chars)

    This spacious home offers great potential with its 3 bedrooms and 2 bathrooms. Please note, the property is currently in the unfinished stage, with walls not yet finished. Contact us for more details or to schedule a viewing. Home is being sold as-is in it's current condition **terms have been accepted; awaiting execution of contract**

19. 2025-07-17
    listed $119,900 Active 339-char remark

    Show marketing remark (339 chars)

    This spacious home offers great potential with its 3 bedrooms and 2 bathrooms. Please note, the property is currently in the unfinished stage, with walls not yet finished. Contact us for more details or to schedule a viewing. Home is being sold as-is in it's current condition **terms have been accepted; awaiting execution of contract**

20. 1988-06-01
    soldstatus $48,000

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$776/yr (+$65/mo · 117.9%)

ⓘ 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 13% 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: $22,962
• − Mortgage interest: −$9,803
• − Property taxes: −$659
• − Insurance: −$875
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$5,091
• Taxable income: $2,861
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $4,907/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

+264.6% since first listed

5 events — show timeline

• 2026-04-21 Listed $175,000 Triad MLS
• 2025-09-29 Sold (MLS) $125,000 Triad MLS
• 2025-09-10 Pending — Triad MLS
• 2025-07-17 Listed $119,900 Triad MLS
• 1988-06-01 Sold (Public Records) $48,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $659 · +0.0% YoY. Source: county tax records.