3316 Pine Valley Rd · High Point, NC 27265

$135,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 26 Days on market

Built 1952 0.28 ac lot Est $145k · 7% 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 +25.2/30.0
• ARV discount +10.7/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3316 Pine Valley Rd, a standout opportunity in one of High Point’s nice established neighborhood pockets. This property has significant recent mechanical upgrades that provide peace of mind from day one. With a newer roof installed in 2021, a high-efficiency AC unit from 2020, and a gas water heater from 2023, this ensures your renovation budget can stay focused on the fun, high-impact aesthetic transformations inside. This is a chance to secure a solid structure with modern systems in a prime location—simply bring your design vision to life and watch your investment grow.

Key facts

• Gas water heater
• Newer roof
• Prime location

Tags

• RECENT MECHANICAL UPGRADES
• NEWER ROOF
• HIGH-EFFICIENCY AC UNIT
• GAS WATER HEATER
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Carport; Driveway; Gravel parking; 2 garage/carport spaces
• Security: Dead bolt(s)
• Utilities: Public water; Public sewer; Natural gas water heater; Natural gas heating
• Home design: Residential stick/site-built house; One level; Built in 1952; Existing structure
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Partially fenced, fenced in areas; City lot in a subdivision; Subdivision: Oak Wood Forest; Public maintained road; Storage structure on the property

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom on the main level; Attic access only; Ceiling fan(s); Dead bolt(s)
• Laundry & utility: Washer hookup; Dryer connection on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Oak View Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 534 students, 99% FRL); Welborn Middle (math 11% / reading 29%, grade F, #429 of 475 statewide, top 91%, 419 students, 99% FRL); T Wingate Andrews High (math 27% / reading 27%, grade F, #468 of 535 statewide, top 88%, 717 students, 99% FRL) — zoned schools average 99% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 42% district-wide (-19 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 (+2.4%/yr); 279 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $933 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.10% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $145,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3316 Pine Valley Rd	0.00mi	3/1.0	952 (+4%)	1mo	$135,000	$142	94
214 Moffitt Dr	0.42mi	3/1.0	910 (-1%)	18mo	$110,000	$121	64
310 Oakview Rd	0.20mi	3/1.0	850 (-8%)	19mo	$127,500	$150	63
3318 Pine Valley Rd	0.02mi	3/1.0	1,053 (+14%)	19mo	$200,000	$190	59
403 Moffitt Dr	0.42mi	3/1.0	840 (-9%)	12mo	$117,967	$140	56
116 Welch Dr	0.51mi	3/1.0	914 (-1%)	23mo	$146,500	$160	56
106 Avery Ave	0.33mi	2/1.0 (-1)	822 (-11%)	9mo	$187,000	$227	54
206 Oakview Rd	0.29mi	2/1.0 (-1)	796 (-14%)	8mo	$135,000	$170	52
304 Oakview Rd	0.22mi	2/1.0 (-1)	1,011 (+10%)	21mo	$102,000	$101	51
209 Snider St	0.44mi	2/1.0 (-1)	784 (-15%)	7mo	$174,000	$222	44
813 Old Winston Rd	0.49mi	2/1.0 (-1)	840 (-9%)	20mo	$125,000	$149	41
414 E Peachtree Dr	0.42mi	2/2.0 (-1)	785 (-15%)	12mo	$124,000	$158	37

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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,504
• Equity at exit: $20,129

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $18,014
• Equity at exit: $11,672

Cash invested: $37,800 (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 27265

• Rents YoY: 2.4%
• Active inventory: 279
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$708
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $303

Break-even live

Break-even rent $1,105

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $380	-5% $341	+0% $303	+5% $265	+10% $227
Rent	-10% $186	-5% $244	+0% $303	+5% $362	+10% $421
Rate	-1.0pp $371	-0.5pp $338	base $303	+0.5pp $268	+1.0pp $233

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Pine Circle Dr High Point, NC	3.0	1.0	816	$1,295	$1.59	25d	1	0.31mi
856 Lakecrest Ave High Point, NC	1.0–2.0	1.0–2.0	791	$1,320	$1.67	16d	11	0.55mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	25d	1	0.63mi
928 Lakecrest Ave High Point, NC	1.0–3.0	1.5	973	$1,526	$1.57	16d	4	0.68mi
2741 Addlestone CIR High Point, NC	1.0–3.0	1.0–2.0	1021	$2,035	$1.99	16d	41	0.84mi
177 W Hartley Dr High Point, NC	1.0–2.0	1.0–2.0	818	$1,218	$1.49	16d	8	0.87mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,443	$1.44	16d	7	0.89mi
3019 Ingleside Dr High Point, NC	1.0–3.0	1.0–2.0	985	$1,505	$1.53	16d	8	1.09mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	25d	1	1.21mi
122 Northgate Ct High Point, NC	1.0–2.0	1.0–2.0	810	$1,199	$1.48	25d	1	1.36mi
3605 Walden Ln High Point, NC	1.0–2.0	1.0	800	$1,099	$1.37	25d	1	1.44mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	25d	1	1.49mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-14
   historical Due Diligence Period
3. 2026-04-08
   listed $135,000 Active
4. 2008-12-31
   soldstatus $97,500
5. 2002-05-01
   soldstatus $71,000
6. 1983-05-01
   soldstatus $32,500

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $17,861
• − Mortgage interest: −$7,562
• − Property taxes: −$1,302
• − Insurance: −$675
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,927
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $3,269/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

• Census place: High Point, NC
• County: Guilford County · 487,190 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 48,798
• Household income: $73,981
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1095.0

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 0.61)
• Race & ethnicity: White 56% Black 23% Hispanic / Latino 9% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 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: ▼ -207.73%
• Current HPI: 217.0263
• Rent YoY: ▲ 2.38%
• 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

+315.4% since first listed

6 events — show timeline

• 2026-05-05 Pending — Triad MLS
• 2026-04-14 Contingent — Triad MLS
• 2026-04-08 Listed $135,000 Triad MLS
• 2008-12-31 Sold (Public Records) $97,500 Public Records
• 2002-05-01 Sold (Public Records) $71,000 Public Records
• 1983-05-01 Sold (Public Records) $32,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,302 · -0.8% YoY. Source: county tax records.