1528 Gorrell St · Greensboro, NC 27401

$170,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1950 7,405 sqft lot Est $202k · 16% 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 +15.2/30.0
• ARV discount +14.6/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic all-brick one-level home in a highly convenient location! Situated on a deep lot, this property features a detached one-car garage and a newer roof for added peace of mind. An excellent opportunity to update and customize to your personal style, priced accordingly to make it your own!

Key facts

• Deep lot
• Newer roof
• All-brick home

Tags

• ALL-BRICK HOME
• DETACHED GARAGE
• NEWER ROOF
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $59 ($704/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 $137k (19.6% below list).
• Recommended offer: $137k (19.6% 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: 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 27% at this address vs 42% district-wide (-15 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 (+1.8%/yr); 130 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($48k/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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,683 (19.6% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $201,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Duke St	0.35mi	3/2.0	1,064 (-2%)	6mo	$85,000	$80	72
315 Gillespie St	0.41mi	3/1.0	1,150 (+6%)	1mo	$125,000	$109	70
2127 Mcconnell Rd	0.40mi	3/2.0	1,132 (+5%)	2mo	$215,000	$190	68
610 Bingham St	0.24mi	3/2.0	1,159 (+7%)	10mo	$219,000	$189	64
1013 Duke St	0.21mi	3/1.0	962 (-11%)	10mo	$170,000	$177	64
719 S Benbow Rd	0.29mi	3/2.0	1,188 (+10%)	6mo	$235,000	$198	61
1709 Morning View Dr	0.14mi	3/2.0	1,227 (+14%)	10mo	$220,000	$179	58
1402 Ardmore Dr	0.75mi	3/2.0	1,087 (+1%)	2mo	$225,000	$207	58
2222 E Gate City Blvd	0.48mi	3/1.5	1,125 (+4%)	13mo	$190,300	$169	58
1109 Benjamin Benson St	0.71mi	3/2.0	1,134 (+5%)	2mo	$212,500	$187	53
2019 Hassall St	0.38mi	3/2.0	1,238 (+15%)	11mo	$220,500	$178	45
1408 Willow Rd	0.60mi	3/2.0	932 (-14%)	2mo	$200,000	$215	44

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-25,543
• Equity at exit: $25,348

10-year hold

• IRR: -8.6%
• Equity multiple: 0.49×
• Total profit: $-24,368
• Equity at exit: $14,698

Cash invested: $47,600 (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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $59

Break-even live

Break-even rent $1,293

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $107	+0% $59	+5% $11	+10% $-38
Rent	-10% $-49	-5% $5	+0% $59	+5% $113	+10% $167
Rate	-1.0pp $144	-0.5pp $102	base $59	+0.5pp $15	+1.0pp $-30

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	25d	1	0.27mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	25d	1	0.31mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	25d	1	0.42mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	25d	1	0.61mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	16d	1	0.64mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	16d	1	0.71mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	0.72mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	21d	1	0.73mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	16d	1	0.78mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	25d	1	0.79mi
600 Banner Ave Unit 614-B Greensboro, NC	2.0	1.5	850	$850	$1.00	25d	1	0.80mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.80mi
522 Banner Ave Greensboro, NC	3.0	2.0	822	$1,600	$1.95	25d	1	0.80mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.81mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	16d	1	0.88mi
2011 Lutheran St Greensboro, NC	2.0	1.0	800	$985	$1.23	25d	1	0.94mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	25d	1	0.96mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	21d	1	1.01mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	25d	1	1.03mi
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	16d	1	1.05mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	25d	1	1.06mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	25d	1	1.09mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	25d	1	1.25mi
238 E Lewis St #302 Greensboro, NC	2.0	2.0	1270	$1,795	$1.41	25d	1	1.27mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	16d	8	1.38mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	25d	1	1.47mi
201 N Elm St Greensboro, NC	2.0	2.0	1154	$2,195	$1.90	25d	1	1.50mi
201 N Elm St Greensboro, NC	2.0	2.0	1046	$2,298	$2.20	16d	2	1.50mi

Listing history 4 events

1. 2026-04-08
   status Pending Accepting Backup Offers 295-char remark

   Show marketing remark (295 chars)

   Fantastic all-brick one-level home in a highly convenient location! Situated on a deep lot, this property features a detached one-car garage and a newer roof for added peace of mind. An excellent opportunity to update and customize to your personal style, priced accordingly to make it your own!

2. 2026-04-08
   status Pending

   Show marketing remark (295 chars)

   Fantastic all-brick one-level home in a highly convenient location! Situated on a deep lot, this property features a detached one-car garage and a newer roof for added peace of mind. An excellent opportunity to update and customize to your personal style, priced accordingly to make it your own!

3. 2026-04-03
   listed $170,000 Active 295-char remark

   Show marketing remark (295 chars)

   Fantastic all-brick one-level home in a highly convenient location! Situated on a deep lot, this property features a detached one-car garage and a newer roof for added peace of mind. An excellent opportunity to update and customize to your personal style, priced accordingly to make it your own!

4. 2026-04-03
   listed $170,000 Active

   Show marketing remark (295 chars)

   Fantastic all-brick one-level home in a highly convenient location! Situated on a deep lot, this property features a detached one-car garage and a newer roof for added peace of mind. An excellent opportunity to update and customize to your personal style, priced accordingly to make it your own!

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$688/yr (+$57/mo · 97.6%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,402
• − Mortgage interest: −$9,523
• − Property taxes: −$706
• − Insurance: −$850
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$4,945
• Taxable loss: −$2,246
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,243/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): 21,920
• Household income: $47,972
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 1138.0

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 Black (62%)
• Race & ethnicity: Black 62% White 26% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 2% French/Haitian/Cajun 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: ▼ -97.87%
• Current HPI: 240.5377
• Rent YoY: ▲ 1.78%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-08 Pending — Triad MLS
• 2026-04-08 Pending — TMLS
• 2026-04-03 Listed $170,000 TMLS
• 2026-04-03 Listed $170,000 Triad MLS

Property tax history

+9.3%/yr

Latest (2025): $706 · +98.0% YoY. Source: county tax records.