606 E Springfield Rd · High Point, NC 27263

$45,000

2 bd · 2.5 ba · 1,360 sqft · SingleFamily public records · 50 Days on market

Built 1846 0.66 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

There are homes… and then there are stories. The Marshall-Jay House, dating back to the late 1800s, is more than just a property—it’s a piece of High Point and Quaker history. Set on approx. 0.65 acres, this two-story home was once the residence of Allen Jay, a nationally recognized minister active in post-Civil War reconstruction efforts. Known locally for its connection to the Underground Railroad, with attic access still present, it’s a chance to bring a story back to life. The home reflects traditional Quaker architecture and historic character. Fire-damaged and sold as-is. Brand new furnace. Preservation and rehabilitation easements apply. If you have vision, a

Key facts

• Attic access
• Approx 0.65 acres
• Brand new furnace

Tags

• APPROX 0.65 ACRES
• ATTIC ACCESS
• BRAND NEW FURNACE

Property features AI

Finance

• Other: Property listed as historic
• HOA & community: No homeowners association (association listed as High Point but Association YN is No)

Exterior

• Parking: Field parking
• Utilities: Public water; Public sewer; Electric water heater; Natural gas service for heating
• Home design: Residential stick/site-built house; Historic property (built 1846); Two levels; Three fireplaces located in the den, living room, and primary bedroom
• Construction: Vinyl siding and wood siding; Built in 1846
• Exterior features: Public-maintained road access; Lot dimensions approximately 210 x 94 x 210 x 135

Interior

• Kitchen: Electric water heater (kitchen/service appliance listed)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Vinyl and wood flooring; 7 total rooms; Unfinished basement and crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: 132 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1846 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1846 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.60% ✓
• Cap rate: 22.66%
• Cash-on-cash: 58.44%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $221,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Martha Pl	0.12mi	3/2.0 (+1)	1,356 (-0%)	14mo	$220,000	$162	76
2719 Granville St	0.24mi	3/2.5 (+1)	1,408 (+4%)	6mo	$230,000	$163	74
2314 Brentwood St	0.10mi	3/2.5 (+1)	1,280 (-6%)	12mo	$219,000	$171	71
2105 Francis St	0.30mi	2/2.0	1,180 (-13%)	15mo	$165,000	$140	49
711 Baker Rd	0.58mi	3/2.0 (+1)	1,248 (-8%)	16mo	$160,000	$128	39
204 W Springfield Rd	0.58mi	3/2.0 (+1)	1,216 (-11%)	17mo	$229,000	$188	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 3.52×
• Total profit: $31,807
• Equity at exit: $6,710

10-year hold

• IRR: 62.0%
• Equity multiple: 7.20×
• Total profit: $78,093
• Equity at exit: $3,891

Cash invested: $12,600 (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 27263

• Home prices YoY: -26.9%
• Active inventory: 132
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $614

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

Sensitivity live

Price	-10% $645	-5% $629	+0% $614	+5% $598	+10% $583
Rent	-10% $521	-5% $567	+0% $614	+5% $660	+10% $706
Rate	-1.0pp $636	-0.5pp $625	base $614	+0.5pp $602	+1.0pp $590

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2452 Bellemeade St High Point, NC	2.0–3.0	2.0	1050	$1,125	$1.07	15d	9	0.33mi
121 Thomas St Archdale, NC	3.0	2.0	1150	$1,395	$1.21	15d	1	0.38mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	24d	3	0.61mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	24d	1	0.62mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	24d	1	0.63mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	24d	2	0.64mi
819 Belmont Dr High Point, NC	2.0	2.0	900	$1,350	$1.50	15d	1	0.76mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	1.07mi
900 Brookwood Cir Archdale, NC	3.0	1.0–2.0	688	$1,219	$1.77	15d	14	1.36mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   status Active
3. 2026-05-04
   historical Due Diligence Period
4. 2026-03-31
   listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,309
• Taxable income: $7,068
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $5,667/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: Randolph County · 81,617 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 21,446
• Household income: $55,801
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 381.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Hispanic / Latino 10% Asian 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Serbian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Vietnamese 3%

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: ▼ -84.54%
• Current HPI: 229.4967
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-20 Pending — Triad MLS
• 2026-05-15 Relisted — Triad MLS
• 2026-05-04 Contingent — Triad MLS
• 2026-03-31 Listed $45,000 Triad MLS