915 Quailmeadow Ln · High Point, NC 27235

$249,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 22 Days on market

Built 1989 1.24 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

Key facts

• 1.24 acre lot
• Garage
• Built 1989

Property features AI

Finance

• Other: Publicly maintained road access
• HOA & community: No association fees; Subdivision: Quailmeadows

Exterior

• Parking: Attached garage (1 car); Driveway
• Security: Deadbolt(s)
• Utilities: Public water; Septic tank; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1989; Existing construction; Additional storage structure
• Construction: Vinyl siding exterior
• Exterior features: Garden; Creek on property; Secluded setting; Level to rolling terrain

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom on main level; Ceiling fan(s); Deadbolt(s); Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-54 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.8% below list).
• Recommended offer: $190k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in High Point — 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 77/100 on livability (#31 in NC, #3,084 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, 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: Colfax Elementary (math 70% / reading 70%, grade A-, #90 of 1,410 statewide, top 7%, 579 students, 38% FRL); Southwest Guilford Middle (math 35% / reading 51%, grade D-, #191 of 475 statewide, top 41%, 1,101 students, 55% FRL); Southwest Guilford High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,662 students, 51% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Guilford County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 111 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k 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 22 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $125k; list at $249k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,805 (23.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.68×
• Total profit: $-22,415
• Equity at exit: $59,974

10-year hold

• IRR: -0.6%
• Equity multiple: 0.94×
• Total profit: $-4,131
• Equity at exit: $62,865

Cash invested: $69,720 (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 27235

• Home prices YoY: -0.4%
• Active inventory: 111
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-54

Break-even live

Break-even rent $1,967

Max offer price $239,379

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $16	+0% $-54	+5% $-125	+10% $-195
Rent	-10% $-204	-5% $-129	+0% $-54	+5% $21	+10% $95
Rate	-1.0pp $71	-0.5pp $9	base $-54	+0.5pp $-119	+1.0pp $-185

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-14
   statusdays on market $249,000 Pending 22 DOM
2. 2026-06-10
   days on market $249,000 Due Diligence Period 20 DOM
3. 2026-06-09
   days on market $249,000 Due Diligence Period 19 DOM
4. 2026-06-08
   days on market $249,000 Due Diligence Period 18 DOM
5. 2026-06-07
   days on market $249,000 Due Diligence Period 17 DOM
6. 2026-06-03
   days on market $249,000 Due Diligence Period 13 DOM
7. 2026-06-02
   days on market $249,000 Due Diligence Period 12 DOM
8. 2026-06-01
   days on market $249,000 Due Diligence Period 11 DOM
9. 2026-05-31
   days on market $249,000 Due Diligence Period 10 DOM
10. 2026-05-31
    days on market $249,000 Due Diligence Period 9 DOM
11. 2026-05-22
    historical Due Diligence Period
12. 2026-05-22
    listed $249,000 Active
13. 2026-05-15
    historical $249,000
14. 2017-03-13
    soldstatus $125,000 Sold 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

15. 2017-03-13
    soldstatus $125,000

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

16. 2017-02-07
    status Due Diligence Period 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

17. 2017-01-18
    price $120,000 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

18. 2017-01-18
    status Active 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

19. 2017-01-06
    status Due Diligence Period 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

20. 2017-01-01
    price $125,000 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

21. 2016-11-13
    listed $129,900 Active 527-char remark

    Show marketing remark (527 chars)

    Looking for a large 1.24ac lot that is centrally located to ALL of the Triad. . . this one is for you! This cute as a button home has been meticulously maintained w/extensive landscaping & decking, an unfin. bsmt for great storage & work areas and an open & airy kitchen, breakfast & living room make this home special. Just minutes from the new hospitals, shopping & highways yet you'll feel like you are out in the country. Little "office" could possibly become 2nd bath-used to be laundry room.

22. 1996-06-07
    soldstatus $72,000
23. 1996-06-01
    soldstatus $71,800

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$976/yr (+$81/mo · 91.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $22,777
• − Mortgage interest: −$13,948
• − Property taxes: −$1,066
• − Insurance: −$1,912
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$7,244
• Taxable loss: −$5,037
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $555/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 — High Point

• Score: 77/100
• State rank: #31
• US rank: #3084

Category grades

Amenities D Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 102,450
• Population (ZIP): 4,963

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 7% Asian 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Chinese 2% Other Indo-European 2%

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: ▼ -1.01%
• Current HPI: 237.1746
• Rent YoY: —
• Metro: —
• 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

+246.8% since first listed

13 events — show timeline

• 2026-05-22 Contingent — Triad MLS
• 2026-05-22 Listed $249,000 Triad MLS
• 2026-05-15 Coming Soon $249,000 Triad MLS
• 2017-03-13 Sold (Public Records) $125,000 Public Records
• 2017-03-13 Sold (MLS) $125,000 Triad MLS
• 2017-02-07 Pending — Triad MLS
• 2017-01-18 Price Changed $120,000 Triad MLS
• 2017-01-18 Relisted — Triad MLS
• 2017-01-06 Pending — Triad MLS
• 2017-01-01 Price Changed $125,000 Triad MLS
• 2016-11-13 Listed $129,900 Triad MLS
• 1996-06-07 Sold (Public Records) $72,000 Public Records
• 1996-06-01 Sold (Public Records) $71,800 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,066 · -1.0% YoY. Source: county tax records.