2214 Shadow Valley Rd Unit E · High Point, NC 27265

$164,785

3 bd · 2.5 ba · 1,323 sqft · Condo public records · 49 Days on market

Built 1974 $220/mo HOA · 13% 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on Market due to Financing Issues for Buyer. Great 3 Bedroom 2 1/2 Bath Condo in the Davidson County School District. Spacious Living Room open to the Patio, Equipped Kitchen with Range and Fridge to remain as well as a Washer and Dryer, ALSO Mounted TV remains. Pass thru from the Kitchen to the Dining Room. 1/2 Bath for your Convenience and Guest. Primary Bedroom is spacious with private bath and nice closet space. 2 Additional Bedroom and another full bath. Carport to get your car out of the weather and nice patio area in back for you enjoyment. Replacement Windows installed by owner, has been a rental for past several years.

Key facts

• Carport
• Mounted tv remains
• Equipped kitchen

Tags

• EQUIPPED KITCHEN
• MOUNTED TV REMAINS
• PASS THRU FROM THE KITCHEN
• CARPORT
• REPLACEMENT WINDOWS
• NICE PATIO AREA

Property features AI

Finance

• Other: Subdivision: Shadow Valley
• HOA & community: Part of the Slatter HOA (association with High Point); Monthly association fee of $215

Exterior

• Parking: Attached carport; Carport parking; One garage/covered space
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential condominium; Stick/site built construction; Two levels; Built in 1974; Existing structure
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Privacy fencing; Fenced yard; Cleared, level lot; Lot dimensions approximately 22 x 80 x 22 x 79 (per survey)

Interior

• Kitchen: Dishwasher; Range; Exhaust fan; Electric water heater; Kitchen located on the main level (approx. 7'10" x 9'7")
• Bedrooms: Multiple bedrooms on the second floor (dimensions vary: e.g., 10'8" x 12'6", 11'7" x 14'2", 9'1" x 12'6")
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Storm door(s); Insulated windows; Storm doors
• Laundry & utility: Washer hookup; Dryer connection; Laundry hookups on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Friendship Elementary (math 63% / reading 58%, grade B-, #200 of 1,410 statewide, top 14%, 481 students, 39% FRL); Ledford Middle (math 50% / reading 53%, grade C, #103 of 475 statewide, top 22%, 597 students, 52% FRL); Ledford Senior High (math 67% / reading 60%, grade B-, #175 of 535 statewide, top 33%, 835 students, 42% FRL).
• Market conditions: Rents rising (+2.4%/yr); 276 active listings in the ZIP; 14 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).

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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $165k implies a 262% 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 $159,841 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.04% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-19,629
• Equity at exit: $24,570

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-10,701
• Equity at exit: $14,248

Cash invested: $46,140 (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: 276
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$864
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$69
• HOA: −$220
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $126

Break-even live

Break-even rent $1,557

Max offer price $164,785

Occupancy floor 88%

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: $41,196
• Closing costs: $4,944
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2231 Shadow Valley Rd High Point, NC	1.0–3.0	1.0–2.0	942	$1,599	$1.70	23d	1	0.19mi
2459 Shadow Valley Rd High Point, NC	3.0	2.0	1266	$1,950	$1.54	14d	1	0.34mi
177 W Hartley Dr High Point, NC	1.0–2.0	1.0–2.0	818	$1,218	$1.49	14d	8	0.76mi
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,190	$1.18	14d	10	0.87mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	23d	1	0.96mi
1508 Whitehall St High Point, NC	3.0	2.0	1616	$1,800	$1.11	23d	1	1.05mi
3019 Ingleside Dr High Point, NC	1.0–3.0	1.0–2.0	985	$1,505	$1.53	14d	8	1.07mi
1281 Old Plank Rd High Point, NC	1.0–3.0	1.0–2.0	1095	$1,455	$1.33	14d	44	1.15mi
1635 W Lexington Ave High Point, NC	3.0	2.0	1730	$2,100	$1.21	14d	1	1.33mi
122 Northgate Ct High Point, NC	1.0–2.0	1.0–2.0	810	$1,199	$1.48	23d	1	1.40mi
6113 Hedgecock Cir Unit 3D High Point, NC	2.0	2.0	1126	$1,199	$1.06	23d	1	1.40mi
808 Falls Grove Trl High Point, NC	3.0	2.5	1836	$1,925	$1.05	21d	1	1.42mi
893 Falls Grove Trl High Point, NC	3.0	2.5	1836	$2,100	$1.14	23d	1	1.44mi
901 Falls Grove Trl High Point, NC	3.0	3.0	1558	$1,875	$1.20	23d	1	1.45mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $164,785 Active 49 DOM
2. 2026-06-17
   days on market $164,785 Active 48 DOM
3. 2026-06-16
   days on market $164,785 Active 47 DOM
4. 2026-06-15
   days on market $164,785 Active 46 DOM
5. 2026-06-14
   days on market $164,785 Active 44 DOM
6. 2026-06-13
   remarks 640-char remark
7. 2026-06-13
   statusdays on market $164,785 Active 43 DOM
8. 2026-06-10
   days on market $164,785 Due Diligence Period 41 DOM
9. 2026-06-09
   days on market $164,785 Due Diligence Period 40 DOM
10. 2026-06-08
    days on market $164,785 Due Diligence Period 39 DOM
11. 2026-06-07
    days on market $164,785 Due Diligence Period 38 DOM
12. 2026-06-05
    days on market $164,785 Due Diligence Period 35 DOM
13. 2026-06-03
    days on market $164,785 Due Diligence Period 34 DOM
14. 2026-06-02
    days on market $164,785 Due Diligence Period 33 DOM
15. 2026-06-01
    days on market $164,785 Due Diligence Period 32 DOM
16. 2026-05-31
    days on market $164,785 Due Diligence Period 31 DOM
17. 2026-05-31
    days on market $164,785 Due Diligence Period 30 DOM
18. 2026-05-01
    listed $164,785 Active
19. 1993-08-01
    soldstatus $45,500

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$429/yr (+$36/mo · 46.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,600
• − Mortgage interest: −$9,231
• − Property taxes: −$922
• − Insurance: −$824
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − HOA: −$2,640
• − Depreciation: −$4,794
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,783/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 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 (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: 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 · 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: ▼ -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

+262.2% since first listed

2 events — show timeline

• 2026-05-01 Listed $164,785 Triad MLS
• 1993-08-01 Sold (Public Records) $45,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $922 · +0.0% YoY. Source: county tax records.