2330 Vandalia Rd Unit L · Greensboro, NC 27407

$110,000

2 bd · 2.0 ba · 947 sqft · Condo public records · 120 Days on market

Built 1987 $268/mo HOA · 23% of rent

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment or owner-occupant opportunity! This 2-bedroom, 2-bath upper-level condo offers a functional one-level layout in a convenient Greensboro location. The spacious living area features abundant natural light and access to a private balcony, while the open kitchen provides ample cabinet space and flows easily into the main living area. The primary bedroom includes a private en-suite bath, and the second full bathroom is located in the hall. Both bedrooms offer comfortable space and good closet storage. Carpet replacement is needed, presenting an excellent opportunity for buyers to update flooring to personal taste and add immediate value. The community includes a parking lot for

Key facts

• $268 HOA
• Built 1987
• Listed 120 days

Property features AI

Finance

• HOA & community: Community: Fox Fire Village; Association (Greensboro) with a monthly fee of $268

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condominium; Stick/site-built structure; One story; Built in 1987; Existing construction
• Construction: Aluminum siding; Vinyl siding; Slab foundation; One fireplace in the living room
• Exterior features: Public water supply; Public sewer; Private maintained road

Interior

• Kitchen: Electric water heater (appliance listed)
• Bedrooms: 2 rooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating; Electric heating fuel
• Interior features: Primary bedroom located on the main level; Living room with a fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-28 ($-342/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.6% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.7% 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.
• Zoned schools: Sedgefield Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 466 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); Ben L. Smith High School (math 32% / reading 36%, grade F, #434 of 535 statewide, top 81%, 1,371 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 223 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $761 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 120 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k; list at $110k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $100,100 (9.0% 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 120 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-18,908
• Equity at exit: $16,401

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-15,783
• Equity at exit: $9,511

Cash invested: $30,800 (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 27407

• Rents YoY: 3.5%
• Active inventory: 223
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$46
• HOA: −$268
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-28

Break-even live

Break-even rent $1,209

Max offer price $104,971

Occupancy floor 97%

Sensitivity live

Price	-10% $34	-5% $3	+0% $-28	+5% $-60	+10% $-91
Rent	-10% $-121	-5% $-75	+0% $-28	+5% $18	+10% $64
Rate	-1.0pp $27	-0.5pp $0	base $-28	+0.5pp $-57	+1.0pp $-86

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 S Holden Rd Greensboro, NC	1.0–2.0	1.0–2.0	780	$950	$1.22	25d	6	0.22mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,434	$1.41	16d	34	0.98mi
3716 Groometown Rd Greensboro, NC	2.0	1.5	1007	$1,095	$1.09	25d	6	1.00mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	16d	22	1.20mi
3911 Marchester Way Greensboro, NC	1.0	1.0	763	$969	$1.27	16d	1	1.28mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	25d	2	1.30mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	25d	1	1.34mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	16d	3	1.39mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	16d	5	1.48mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $110,000 Active 120 DOM
2. 2026-06-18
   days on market $110,000 Active 117 DOM
3. 2026-06-17
   days on market $110,000 Active 116 DOM
4. 2026-06-16
   days on market $110,000 Active 115 DOM
5. 2026-06-15
   days on market $110,000 Active 114 DOM
6. 2026-06-14
   days on market $110,000 Active 112 DOM
7. 2026-06-10
   days on market $110,000 Active 109 DOM
8. 2026-06-09
   days on market $110,000 Active 108 DOM
9. 2026-06-08
   days on market $110,000 Active 107 DOM
10. 2026-06-07
    days on market $110,000 Active 106 DOM
11. 2026-06-03
    days on market $110,000 Active 102 DOM
12. 2026-06-02
    days on market $110,000 Active 101 DOM
13. 2026-06-01
    days on market $110,000 Active 100 DOM
14. 2026-05-31
    days on market $110,000 Active 99 DOM
15. 2026-05-31
    days on market $110,000 Active 98 DOM
16. 2026-02-21
    listed $110,000 Active
17. 2026-02-21
    historical $110,000
18. 2020-04-06
    soldstatus $40,200 Sold
19. 2020-04-06
    soldstatus $41,000
20. 2020-03-11
    status Pending
21. 2020-02-27
    listed $55,000 Active
22. 1993-12-01
    soldstatus $49,900
23. 1988-02-01
    soldstatus $57,745

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$131/yr (+$11/mo · 17.0%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,073
• − Mortgage interest: −$6,162
• − Property taxes: −$771
• − Insurance: −$550
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$3,216
• − Depreciation: −$3,200
• Taxable loss: −$2,077
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $157/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

+90.5% since first listed

8 events — show timeline

• 2026-02-21 Listed $110,000 Triad MLS
• 2026-02-21 Coming Soon $110,000 Triad MLS
• 2020-04-06 Sold (Public Records) $41,000 Public Records
• 2020-04-06 Sold (MLS) $40,200 Triad MLS
• 2020-03-11 Pending — Triad MLS
• 2020-02-27 Listed $55,000 Triad MLS
• 1993-12-01 Sold (Public Records) $49,900 Public Records
• 1988-02-01 Sold (Public Records) $57,745 Public Records

Property tax history

+1.1%/yr

Latest (2025): $771 · -1.0% YoY. Source: county tax records.