1111 Winslow St · High Point, NC 27260

$130,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 159 Days on market

Built 1966 7,405 sqft lot Est $141k · 8% 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 +17.0/30.0
• ARV discount +11.0/15.0
• DSCR +5.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the Market, REDUCED. SOLD-AS-IS Opportunity awaits with this 3-bedroom, 1-bath home offering great potential for homeowners and investors alike. Featuring spacious living areas, generously sized bedrooms, a functional kitchen, and a large yard with mature trees, this property provides a solid foundation for your vision. While some updates and improvements are needed, the home offers excellent value and the chance to build equity. Conveniently located near shopping, dining, and major roadways. Bring your ideas and make it your own! (Photos 7 - 12 AI enhanced)

Key facts

• 7,405 sq ft lot
• Built 1966
• Listed 159 days

Property features AI

Finance

• Other: No pool; No guest house; Approximate building area: 850 (unit not shown)
• HOA & community: No HOA; Subdivision: Brentwood

Exterior

• Parking: Driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric water heater; Natural gas service for heating
• Home design: Residential stick/site-built house; One story; Built in 1966; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Garden; Storage structure on property; Public maintained road

Interior

• Kitchen: Microwave; Free-standing range
• Bedrooms: Primary bedroom on main level; Additional main-level rooms (total rooms: 5)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Deadbolts; Has primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.6% below list).
• Recommended offer: $111k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: schools D+, amenities D, employment D.
• 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.
• Market conditions: Rents rising (+3.6%/yr); 128 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/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 $899 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 159 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $130k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,036 (14.6% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $141,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Winslow St	0.04mi	2/1.0	840 (-1%)	5mo	$120,000	$143	92
900 Carter St	0.26mi	2/1.0	895 (+5%)	7mo	$139,900	$156	73
1423 E Commerce Ave	0.35mi	3/2.0 (+1)	796 (-6%)	3mo	$158,000	$198	62
2103 Wesley Dr	0.47mi	3/1.0 (+1)	871 (+2%)	9mo	$135,400	$155	61
230 Windley St	0.60mi	2/1.0	797 (-6%)	3mo	$140,000	$176	59
910 Arch St	0.43mi	3/1.0 (+1)	903 (+6%)	7mo	$105,000	$116	58
2109 Lowe Ave	0.33mi	2/1.0	975 (+15%)	8mo	$130,000	$133	54
1208 E Green Dr	0.60mi	2/1.0	778 (-8%)	7mo	$146,000	$188	52
1104 Wise Ave	0.68mi	3/1.5 (+1)	893 (+5%)	1mo	$162,500	$182	52
1000 Garrison St	0.54mi	3/2.0 (+1)	816 (-4%)	9mo	$77,000	$94	52
1208 Anderson Pl	0.52mi	2/1.0	962 (+13%)	7mo	$160,000	$166	48
915 Jefferson St	0.69mi	2/1.0	780 (-8%)	10mo	$152,900	$196	46

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-14,765
• Equity at exit: $19,383

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,821
• Equity at exit: $11,240

Cash invested: $36,400 (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 27260

• Rents YoY: 3.6%
• Active inventory: 128
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$682
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $88

Break-even live

Break-even rent $998

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Franklin Ave High Point, NC	2.0	1.0	840	$1,350	$1.61	23d	1	0.17mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	14d	1	0.43mi
1235 Franklin Ave High Point, NC	2.0	1.0	650	$750	$1.15	23d	1	0.50mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	0.58mi
1109 Garrison St High Point, NC	2.0	1.0	768	$1,100	$1.43	23d	1	0.64mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	0.65mi
1150 Roberts Ln High Point, NC	3.0	1.0	900	$1,099	$1.22	23d	1	0.88mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	19d	1	0.95mi
212 Morgan Pl High Point, NC	2.0	1.0	560	$750	$1.34	23d	1	0.99mi
104 Lawndale Ave High Point, NC	3.0	1.0	884	$1,395	$1.58	23d	1	1.06mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	23d	2	1.13mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	23d	3	1.14mi
1506 Wendell Ave High Point, NC	3.0	1.0	1024	$1,175	$1.15	23d	1	1.14mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	23d	1	1.16mi
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	1.18mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	23d	1	1.20mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	1.22mi
1307 Camden Ave High Point, NC	3.0	1.0	875	$1,500	$1.71	23d	1	1.23mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	1.36mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 159 DOM
2. 2026-06-17
   days on market $130,000 Active 158 DOM
3. 2026-06-16
   days on market $130,000 Active 157 DOM
4. 2026-06-15
   days on market $130,000 Active 156 DOM
5. 2026-06-14
   days on market $130,000 Active 154 DOM
6. 2026-06-10
   days on market $130,000 Active 151 DOM
7. 2026-06-09
   days on market $130,000 Active 150 DOM
8. 2026-06-08
   days on market $130,000 Active 149 DOM
9. 2026-06-07
   days on market $130,000 Active 148 DOM
10. 2026-06-03
    days on market $130,000 Active 144 DOM
11. 2026-06-02
    days on market $130,000 Active 143 DOM
12. 2026-06-01
    remarks 573-char remark
13. 2026-06-01
    days on market $130,000 Active 142 DOM
14. 2026-05-31
    days on market $130,000 Active 141 DOM
15. 2026-05-31
    days on market $130,000 Active 140 DOM
16. 2026-05-13
    price $130,000
17. 2026-04-13
    price $140,000
18. 2026-04-13
    status Active
19. 2026-03-14
    historical Due Diligence Period
20. 2026-02-13
    price $143,000
21. 2026-01-10
    listed $148,000 Active
22. 1997-04-18
    soldstatus $48,000
23. 1989-01-01
    soldstatus $25,500

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$432/yr (+$36/mo · 68.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $13,324
• − Mortgage interest: −$7,282
• − Property taxes: −$634
• − Insurance: −$650
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,782
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,338/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): 25,299
• Household income: $42,308
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1005.0

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 0.67)
• Race & ethnicity: Black 51% Hispanic / Latino 20% White 15% Asian 10% Two or more races 10%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Italian 1%
• Foreign-born: 17% · Canada, Philippines, Dominican Republic
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 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: ▼ -107.22%
• Current HPI: 159.2101
• Rent YoY: ▲ 3.64%
• 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

+409.8% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $130,000 Triad MLS
• 2026-04-13 Price Changed $140,000 Triad MLS
• 2026-04-13 Relisted — Triad MLS
• 2026-03-14 Contingent — Triad MLS
• 2026-02-13 Price Changed $143,000 Triad MLS
• 2026-01-10 Listed $148,000 Triad MLS
• 1997-04-18 Sold (Public Records) $48,000 Public Records
• 1989-01-01 Sold (Public Records) $25,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $634 · +0.0% YoY. Source: county tax records.