1303 Blackwood Ct · Greensboro, NC 27405

$197,900

3 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 12 Days on market

Built 1961 10,454 sqft lot Est $211k · 6% under

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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 +15.0/30.0
• ARV discount +10.3/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch with 3 bedrooms & 2 full baths on a cul-de-sac lot. Relax in the den or in the spacious living room that opens to the kitchen and breakfast area. Huge master bedroom with two closets. Both bathrooms have tile surround in the tub/shower combo. Private back yard with room to play and your very own Pear trees. Driveway has plenty of room for parking and extends around back. This house will make someone a great family home.

Key facts

• Greensboro location
• Backyard
• Shopping

Tags

• CUL-DE-SAC
• BACKYARD
• GREENSBORO LOCATION
• SHOPPING
• DINING
• SCHOOLS

Property features AI

Finance

• Other: Directions: North on Summit Ave., right on Phillips Ave., left on Blackwood Ct.
• HOA & community: Located in the Forest Creek subdivision; No homeowner association (association listed as No)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public water; Gas water heater; Natural gas available
• Home design: Single-story house; Stick/site-built residential structure; Built in 1961; Brick construction; Existing structure
• Construction: Brick exterior; Built in 1961; Crawl space foundation
• Exterior features: Public water service; Publicly maintained road access; Lot approximately 0.24 acre; No pool

Interior

• Kitchen: Gas water heater noted (appliance)
• Bedrooms: Total rooms: 9
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Gas water heater (utility)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $62 ($748/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 $163k (17.5% below list).
• Recommended offer: $163k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% 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.
• Zoned schools: Bessemer Elementary (math 21% / reading 17%, grade F, #1,269 of 1,410 statewide, top 91%, 465 students, 99% FRL); Otis L Hairston Sr Middle (math 13% / reading 22%, grade F, #445 of 475 statewide, top 94%, 631 students, 100% FRL); James B Dudley High (math 34% / reading 40%, grade F, #414 of 535 statewide, top 79%, 1,491 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 42% district-wide (-18 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 (+3.8%/yr); 386 active listings in the ZIP; 17 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).
• This rent runs 41% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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.
• Current owner paid $58k; list at $198k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,355 (17.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $210,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 Phillips Ave	0.11mi	3/1.5	1,385 (-2%)	2mo	$220,000	$159	89
1402 Wayside Dr	0.07mi	3/2.0	1,226 (-13%)	4mo	$208,000	$170	72
809 Elwell Ave	0.63mi	3/2.0	1,426 (+1%)	8mo	$214,500	$150	62
1503 Canton Ave	0.40mi	4/2.0 (+1)	1,351 (-4%)	12mo	$165,427	$122	60
4204 Queen Beth Dr	0.30mi	3/1.5	1,269 (-10%)	10mo	$185,000	$146	60
1517 Huffine Mill Rd	0.44mi	3/1.5	1,274 (-9%)	6mo	$225,000	$177	57
1001 Sykes Ave	0.68mi	3/2.0	1,521 (+8%)	7mo	$187,500	$123	49
1600 Glenridge Rd	0.70mi	3/1.5	1,256 (-11%)	2mo	$185,000	$147	46
2804 Buchanan Rd	0.61mi	4/2.0 (+1)	1,527 (+9%)	8mo	$185,000	$121	46
1302 Haverhill Dr	0.42mi	4/2.0 (+1)	1,215 (-14%)	9mo	$215,000	$177	45
2900 Patio Pl	0.45mi	4/2.0 (+1)	1,198 (-15%)	6mo	$95,000	$79	44
904 & 906 Willard St	0.73mi	3/1.5	1,285 (-9%)	10mo	$200,000	$156	42

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,782
• Equity at exit: $29,508

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-12,715
• Equity at exit: $17,111

Cash invested: $55,412 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 386
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $62

Break-even live

Break-even rent $1,555

Max offer price $197,900

Occupancy floor 91%

Sensitivity live

Price	-10% $174	-5% $118	+0% $62	+5% $6	+10% $-50
Rent	-10% $-67	-5% $-2	+0% $62	+5% $127	+10% $191
Rate	-1.0pp $162	-0.5pp $113	base $62	+0.5pp $11	+1.0pp $-41

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: $49,475
• Closing costs: $5,937
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4302 Belfield Dr Greensboro, NC	3.0	2.0	1300	$1,755	$1.35	25d	1	0.11mi
4214 Kildare Dr Greensboro, NC	3.0	1.5	1329	$1,450	$1.09	25d	1	0.31mi
8 Kings Forest Ct Greensboro, NC	3.0	2.0	1120	$1,650	$1.47	25d	1	0.52mi
810 Elwell Ave Greensboro, NC	3.0	2.0	1280	$1,500	$1.17	16d	1	0.63mi
703 Sykes Ave Greensboro, NC	2.0	1.0	923	$1,295	$1.40	25d	1	0.82mi
306 Murraylane Rd Greensboro, NC	3.0	2.0	1330	$1,815	$1.36	16d	1	0.84mi
308 Oferrell St Greensboro, NC	4.0	2.5	1762	$1,895	$1.08	25d	1	0.86mi
610 Holt Ave Greensboro, NC	2.0	1.0	1092	$1,300	$1.19	16d	1	1.00mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	25d	1	1.03mi
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	25d	1	1.16mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	25d	1	1.20mi
507 Menlo Park Rd Greensboro, NC	4.0	2.5	1767	$1,919	$1.09	23d	1	1.25mi
3900 Hahns Ln Greensboro, NC	2.0	1.0	880	$955	$1.09	16d	8	1.26mi
3817 Central Ave Greensboro, NC	4.0	2.0	1200	$1,740	$1.45	16d	1	1.26mi
4020 Mountainridge Dr Greensboro, NC	4.0	2.5	1500	$1,825	$1.22	25d	1	1.42mi
4014 Mountainridge Dr Greensboro, NC	4.0	2.5	1445	$1,795	$1.24	21d	1	1.42mi
1508 Tucker St Greensboro, NC	2.0	2.0	875	$1,195	$1.37	25d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   status $197,900 Pending 12 DOM
2. 2026-06-17
   days on market $197,900 Active 12 DOM
3. 2026-06-16
   days on market $197,900 Active 11 DOM
4. 2026-06-15
   days on market $197,900 Active 10 DOM
5. 2026-06-14
   remarks 345-char remark
6. 2026-06-14
   days on market $197,900 Active 8 DOM
7. 2026-06-10
   days on market $197,900 Active 5 DOM
8. 2026-06-09
   days on market $197,900 Active 4 DOM
9. 2026-06-08
   days on market $197,900 Active 3 DOM
10. 2026-06-07
    remarks 328-char remark
11. 2026-06-07
    listed $197,900 Active 2 DOM

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$328/yr (+$27/mo · 25.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,603
• − Mortgage interest: −$11,085
• − Property taxes: −$1,295
• − Insurance: −$990
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,757
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,387/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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% Other Indo-European 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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

+914.9% since first listed

12 events — show timeline

• 2026-06-05 Listed $197,900 Triad MLS
• 2017-11-13 Sold (Public Records) $58,500 Public Records
• 2017-11-13 Sold (MLS) $58,500 Triad MLS
• 2017-10-28 Pending — Triad MLS
• 2017-10-17 Contingent — Triad MLS
• 2017-10-17 Relisted — Triad MLS
• 2017-09-11 Delisted — Triad MLS
• 2017-09-05 Pending — Triad MLS
• 2017-08-25 Contingent — Triad MLS
• 2017-08-16 Listed $79,900 Triad MLS
• 1977-06-01 Sold (Public Records) $20,706 Public Records
• 1976-05-01 Sold (Public Records) $19,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,295 · -1.0% YoY. Source: county tax records.