1701 J Ave · Greensboro, NC 27403

$110,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 21 Days on market

Built 1953 7,400 sqft lot Est $135k · 18% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in a convenient location! This home offers so much potential with a functional layout, spacious living areas, and plenty of natural light. With a little TLC, this property can truly shine! The backyard and interior are ready for your personal touches, making this an excellent option for someone looking to customize. Conveniently located near shopping, dining, and major roadways. Don’t miss the chance to bring your vision to life!

Key facts

• 7,400 sq ft lot
• Built 1953
• Listed 21 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Gas water heater
• Home design: Residential stick/site-built house; One-story
• Construction: Built in 1953; Aluminum and vinyl siding
• Exterior features: Fenced yard; Public water

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating using natural gas
• Interior features: Primary bedroom on the main level; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.8% in Greensboro — 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 81/100 on livability (#12 in NC, #1,335 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: 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.
• Market conditions: Rents rising (+2.8%/yr); 67 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 $761 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 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $134,640
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Ontario St	0.25mi	2/1.0	710 (-1%)	5mo	$81,200	$114	82
1516 Marion St	0.38mi	2/1.0	706 (-2%)	14mo	$160,000	$227	67
911 Barringer St	0.71mi	2/1.0	720 (0%)	8mo	$140,000	$194	60
1114 Mccormick St	0.59mi	2/1.0	757 (+5%)	9mo	$155,000	$205	57
1508 Lovett St	0.25mi	3/1.0 (+1)	816 (+13%)	9mo	$120,000	$147	53
1109 Neal St	0.58mi	2/1.0	718 (-0%)	23mo	$128,000	$178	53
2101 Maywood St	0.47mi	2/1.0	798 (+11%)	11mo	$149,000	$187	51
2317 Floyd St	0.71mi	2/1.0	690 (-4%)	13mo	$115,000	$167	49
1012 Neal St	0.62mi	2/1.0	790 (+10%)	8mo	$169,900	$215	48
1014 Mccormick St	0.66mi	2/1.0	809 (+12%)	12mo	$150,000	$185	38

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,548
• Equity at exit: $16,401

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,741
• Equity at exit: $9,511

Cash invested: $30,800 (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 27403

• Rents YoY: 2.8%
• Active inventory: 67
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$577
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $150

Break-even live

Break-even rent $961

Max offer price $110,000

Occupancy floor 82%

Sensitivity live

Price	-10% $212	-5% $181	+0% $150	+5% $119	+10% $88
Rent	-10% $59	-5% $104	+0% $150	+5% $195	+10% $241
Rate	-1.0pp $205	-0.5pp $178	base $150	+0.5pp $121	+1.0pp $92

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Oak St Greensboro, NC	2.0	1.0	690	$1,300	$1.88	24d	1	0.45mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	20d	8	0.97mi
1915 Spring Garden St Greensboro, NC	2.0–3.0	2.0–3.0	786	$695	$0.88	15d	32	0.97mi
2003 Spring Garden St Greensboro, NC	1.0	1.0	600	$995	$1.66	24d	1	1.02mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	22d	3	1.19mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	20d	1	1.24mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	15d	1	1.24mi
2529 Spring Garden St Unit A1 Greensboro, NC	1.0	1.0	600	$950	$1.58	24d	1	1.34mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,088	$1.42	24d	1	1.40mi

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2026-04-17
   historical Due Diligence Period
3. 2026-04-10
   listed $110,000 Active
4. 1998-08-01
   soldstatus $60,500
5. 1993-01-01
   soldstatus $42,000

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$64/yr (+$5/mo · 7.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,806
• − Mortgage interest: −$6,162
• − Property taxes: −$838
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,200
• Taxable income: $50
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,787/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 — Greensboro

• Score: 81/100
• State rank: #12
• US rank: #1335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,557
• Household income: $57,917
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1047.0

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 0.65)
• Race & ethnicity: White 52% Black 25% Hispanic / Latino 14% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -215.63%
• Current HPI: 222.3145
• Rent YoY: ▲ 2.75%
• 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

+161.9% since first listed

5 events — show timeline

• 2026-05-02 Pending — Triad MLS
• 2026-04-17 Contingent — Triad MLS
• 2026-04-10 Listed $110,000 Triad MLS
• 1998-08-01 Sold (Public Records) $60,500 Public Records
• 1993-01-01 Sold (Public Records) $42,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $838 · -1.0% YoY. Source: county tax records.