1112 Mill Ave · High Point, NC 27260

$149,900

2 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 45 Days on market

Built 1917 6,534 sqft lot Est $192k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom and 1-bath home offering Large kitchen and dining room. Great property for rental or personal use.

Key facts

• 6,534 sq ft lot
• Built 1917
• Listed 45 days

Property features AI

Finance

• Other: Directions: From 29S, take Surrett Drive Exit, left on Surrett Dr., left onto W Market Center Dr., right on Fowler Place, left on Mill Ave.
• HOA & community: No association; Subdivision: Highland Cotton Mills

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential, stick/site built house; One story; Built in 1917; Existing structure
• Construction: Vinyl siding exterior; Crawl space foundation
• Exterior features: Public-maintained road access; Lot approximately 0.15 acre; No pool

Interior

• Kitchen: Kitchen on the main level; Electric water heater
• Bedrooms: Multiple main-level bedrooms (rooms on Main level)
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating using natural gas
• Interior features: Primary bedroom located on the main floor
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-47 ($-559/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (25.9% below list).
• Recommended offer: $111k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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: Rents rising (+3.6%/yr); 128 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $1k of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $111,067 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $192,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1614 Connor Pl	0.20mi	2/1.0	1,216 (-14%)	11mo	$202,000	$166	58
816 Tryon Ave	0.61mi	3/2.5 (+1)	1,482 (+4%)	2mo	$200,000	$135	52
812 Tryon Ave	0.60mi	3/2.5 (+1)	1,492 (+5%)	2mo	$190,000	$127	52
608 Vail Ave	0.66mi	3/2.5 (+1)	1,483 (+4%)	4mo	$200,000	$135	48
800 George Pl	0.64mi	3/2.5 (+1)	1,483 (+4%)	6mo	$200,000	$135	47
610 Vail Ave	0.66mi	3/2.0 (+1)	1,492 (+5%)	13mo	$190,000	$127	41
810 Mobile St	0.64mi	3/2.5 (+1)	1,326 (-7%)	9mo	$175,000	$132	40
700 Vail Ave	0.66mi	3/2.0 (+1)	1,304 (-8%)	9mo	$190,000	$146	39
801 Amos St	0.64mi	3/2.5 (+1)	1,250 (-12%)	6mo	$200,000	$160	34
708 Vail Ave	0.66mi	3/2.5 (+1)	1,583 (+11%)	14mo	$200,000	$126	28
707 Langford Ave	0.70mi	3/2.0 (+1)	1,230 (-14%)	13mo	$240,000	$195	25
705 Langford Ave	0.70mi	3/2.0 (+1)	1,230 (-14%)	13mo	$226,000	$184	25

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-26,588
• Equity at exit: $22,351

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-24,190
• Equity at exit: $12,961

Cash invested: $41,972 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$786
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-47

Break-even live

Break-even rent $1,170

Max offer price $141,675

Occupancy floor 99%

Sensitivity live

Price	-10% $38	-5% $-4	+0% $-47	+5% $-89	+10% $-131
Rent	-10% $-134	-5% $-90	+0% $-47	+5% $-3	+10% $41
Rate	-1.0pp $29	-0.5pp $-8	base $-47	+0.5pp $-85	+1.0pp $-125

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	24d	1	0.45mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	24d	1	1.20mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	24d	1	1.32mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	24d	1	1.37mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	24d	2	1.39mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	24d	3	1.40mi
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	24d	1	1.41mi

Listing history 10 events

1. 2026-06-18
   days on market $149,900 Active 45 DOM
2. 2026-06-17
   days on market $149,900 Active 44 DOM
3. 2026-06-16
   days on market $149,900 Active 43 DOM
4. 2026-06-15
   days on market $149,900 Active 42 DOM
5. 2026-06-14
   statusdays on market $149,900 Active 40 DOM
6. 2026-05-31
   status $149,900 Pending 38 DOM
7. 2026-05-06
   historical Due Diligence Period
8. 2026-04-21
   listed $149,900 Active
9. 2024-03-11
   soldstatus $100,000
10. 2012-04-27
    soldstatus $15,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$324/yr (+$27/mo · 35.8%)

ⓘ 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 · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,328
• − Mortgage interest: −$8,397
• − Property taxes: −$905
• − Insurance: −$750
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$4,361
• Taxable loss: −$3,217
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $213/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

+899.3% since first listed

4 events — show timeline

• 2026-05-06 Contingent — Triad MLS
• 2026-04-21 Listed $149,900 Triad MLS
• 2024-03-11 Sold (Public Records) $100,000 Public Records
• 2012-04-27 Sold (Public Records) $15,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $905 · +15.7% YoY. Source: county tax records.