222 Charles Ave · High Point, NC 27260

$114,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 13 Days on market

Built 1956 7,405 sqft lot Est $164k · 30% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous High Point Home! Lots of the work has been done for you! Buyer to verify all systems. CASH ONLY-HIGHEST & BEST with proof of funds. Buyer to pay all closing costs and property sold AS-IS and WHERE-IS. Closing and nonrefundable deposit held with Nelson Law Firm 110 John Wesley Way Greensboro 27401.

Key facts

• Covered front porch
• 7,405 sq ft lot
• Built 1956

Tags

• COVERED FRONT PORCH
• DEDICATED LAUNDRY ROOM
• FULLY CHAIN-LINK FENCED YARD
• MINUTES FROM HPU CAMPUS

Property features AI

Finance

• Other: Property type: Residential; Structure type: House; Existing (previously built) condition; Lot dimensions approximately 50 x 147 x 51 x 147 on ~0.17 acre
• HOA & community: No homeowners association; Subdivision: Milbourne Heights

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater; Natural gas heating
• Home design: One-story house; Stick/site built residential structure; Built in 1956
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; Public maintained road

Interior

• Kitchen: Built-in refrigerator; Free-standing range; Range hood
• Bedrooms: Primary on main
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom located on the main level; 5 total rooms
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.9% 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.
• 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: Union Hill Elementary (math 35% / reading 29%, grade F, #908 of 1,410 statewide, top 67%, 524 students, 99% FRL); Jamestown Middle (math 26% / reading 42%, grade F, #294 of 475 statewide, top 63%, 940 students, 69% FRL); Lucy Ragsdale High (math 45% / reading 58%, grade D+, #299 of 535 statewide, top 56%, 1,346 students, 61% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 128 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $794 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $46k; list at $115k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,900

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 1.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Friendly Ave	0.08mi	3/1.0 (+1)	834 (-1%)	16mo	$162,500	$195	77
206 Paramount St	0.29mi	3/1.0 (+1)	872 (+4%)	3mo	$155,000	$178	73
619 Spring Garden Cir	0.33mi	2/1.0	878 (+4%)	9mo	$90,000	$103	70
230 Friendly Ave	0.06mi	2/1.0	725 (-14%)	13mo	$150,000	$207	64
723 Hendrix St	0.69mi	2/1.0	800 (-5%)	6mo	$170,000	$213	55
806 Pinecroft St	0.33mi	3/1.0 (+1)	787 (-6%)	19mo	$165,000	$210	53
507 Lawndale Ave	0.37mi	3/1.0 (+1)	960 (+14%)	20mo	$152,900	$159	37
1107 + 1111 Hickory Chapel Rd	0.62mi	2/1.0	960 (+14%)	20mo	$149,900	$156	31

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,137
• Equity at exit: $17,132

10-year hold

• IRR: 8.5%
• Equity multiple: 1.67×
• Total profit: $21,531
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $247

Break-even live

Break-even rent $902

Max offer price $114,900

Occupancy floor 75%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Lawndale Ave High Point, NC	3.0	1.0	884	$1,395	$1.58	23d	1	0.17mi
1150 Roberts Ln High Point, NC	3.0	1.0	900	$1,099	$1.22	23d	1	0.43mi
212 Morgan Pl High Point, NC	2.0	1.0	560	$750	$1.34	23d	1	1.16mi
1506 Wendell Ave High Point, NC	3.0	1.0	1024	$1,175	$1.15	23d	1	1.17mi
1701 Franklin Ave High Point, NC	2.0	1.0	840	$1,350	$1.61	23d	1	1.21mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	1.24mi
1307 Camden Ave High Point, NC	3.0	1.0	875	$1,500	$1.71	23d	1	1.25mi
1404 Waterloo Dr High Point, NC	3.0	2.0	1056	$1,620	$1.53	23d	1	1.30mi
1109 Garrison St High Point, NC	2.0	1.0	768	$1,100	$1.43	23d	1	1.37mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	14d	1	1.40mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	1.42mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	19d	1	1.49mi

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-20
   listed $114,900 Active
5. 2021-03-18
   soldstatus $46,500
6. 2021-03-16
   soldstatus $55,000 Closed 311-char remark

   Show marketing remark (311 chars)

   Fabulous High Point Home! Lots of the work has been done for you! Buyer to verify all systems. CASH ONLY-HIGHEST & BEST with proof of funds. Buyer to pay all closing costs and property sold AS-IS and WHERE-IS. Closing and nonrefundable deposit held with Nelson Law Firm 110 John Wesley Way Greensboro 27401.

7. 2021-03-04
   status Pending 311-char remark

   Show marketing remark (311 chars)

   Fabulous High Point Home! Lots of the work has been done for you! Buyer to verify all systems. CASH ONLY-HIGHEST & BEST with proof of funds. Buyer to pay all closing costs and property sold AS-IS and WHERE-IS. Closing and nonrefundable deposit held with Nelson Law Firm 110 John Wesley Way Greensboro 27401.

8. 2021-02-28
   listed $59,900 Active 311-char remark

   Show marketing remark (311 chars)

   Fabulous High Point Home! Lots of the work has been done for you! Buyer to verify all systems. CASH ONLY-HIGHEST & BEST with proof of funds. Buyer to pay all closing costs and property sold AS-IS and WHERE-IS. Closing and nonrefundable deposit held with Nelson Law Firm 110 John Wesley Way Greensboro 27401.

9. 2019-12-30
   price $30,000
10. 2019-12-21
    price $32,000
11. 2019-12-20
    price $37,000
12. 1987-09-01
    soldstatus $23,500

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$200/yr (+$17/mo · 26.9%)

ⓘ 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 ≥103°F today · 17 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: $14,571
• − Mortgage interest: −$6,436
• − Property taxes: −$743
• − Insurance: −$574
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,343
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,689/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

+388.9% since first listed

12 events — show timeline

• 2026-04-29 Pending — Triad MLS
• 2026-04-24 Relisted — Triad MLS
• 2026-03-28 Pending — Triad MLS
• 2026-03-20 Listed $114,900 Triad MLS
• 2021-03-18 Sold (Public Records) $46,500 Public Records
• 2021-03-16 Sold (MLS) $55,000 Triad MLS
• 2021-03-04 Pending — Triad MLS
• 2021-02-28 Listed $59,900 Triad MLS
• 2019-12-30 Price Changed $30,000 Triad MLS
• 2019-12-21 Price Changed $32,000 Triad MLS
• 2019-12-20 Price Changed $37,000 Triad MLS
• 1987-09-01 Sold (Public Records) $23,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $743 · -0.8% YoY. Source: county tax records.