711 Abington Dr · Greensboro, NC 27401

$169,000

2 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 43 Days on market

Built 1962 8,712 sqft lot Est $183k · 8% 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 +10.9/15.0
• Cash flow +9.4/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Brick Ranch Home - Well cared for w/ updates on exterior & interior as needed. 3BD/1Bath - Fenced rear yard.

Key facts

• Brick ranch home
• Fenced rear yard
• 8,712 sq ft lot

Tags

• BRICK RANCH HOME
• FENCED REAR YARD

Property features AI

Finance

• Other: Directions provided to property
• HOA & community: No homeowners association; Subdivision: Greenway Park

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-story house; Stick/site-built residential house; Built in 1962
• Construction: Brick construction; Crawl space foundation
• Exterior features: Public-maintained road; Lot dimensions approximately 61 x 140 x 62 x 143; Lot number 9

Interior

• Kitchen: Range
• Bedrooms: All bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (31.6% below list).
• Recommended offer: $116k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Waldo C Falkener Sr Elementary (math 14% / reading 15%, grade F, #1,331 of 1,410 statewide, top 96%, 511 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 23% at this address vs 42% district-wide (-19 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).

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

• It's been on market 43 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $115,529 (31.6% 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 43 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $182,991
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Pine St	0.07mi	3/1.0 (+1)	995 (-2%)	13mo	$180,000	$181	78
812 Pine St	0.30mi	2/1.0	986 (-2%)	16mo	$159,000	$161	69
701 Lowdermilk St	0.08mi	3/1.0 (+1)	1,124 (+11%)	8mo	$172,500	$153	66
303 W Camel St	0.42mi	2/2.0	1,058 (+5%)	5mo	$195,000	$184	65
3311 Beck St	0.63mi	2/1.0	1,014 (+0%)	7mo	$128,700	$127	64
3938 Eastland Ave	0.61mi	3/1.5 (+1)	1,007 (-0%)	9mo	$165,000	$164	56
4017 Mountainridge Dr	0.56mi	3/2.0 (+1)	1,040 (+3%)	8mo	$210,000	$202	53
110 Holt Ave	0.39mi	3/1.5 (+1)	1,077 (+6%)	13mo	$215,000	$200	53
612 Willard St	0.74mi	3/1.0 (+1)	1,084 (+7%)	2mo	$122,500	$113	47
3603 Calumet Pl	0.47mi	3/2.0 (+1)	1,121 (+11%)	20mo	$205,000	$183	35
625 Shirley Ln	0.68mi	3/2.0 (+1)	1,104 (+9%)	12mo	$190,500	$173	34
629 Chavis Dr	0.60mi	3/2.0 (+1)	1,160 (+15%)	14mo	$225,000	$194	26

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-36,476
• Equity at exit: $25,198

10-year hold

• IRR: -20.0%
• Equity multiple: -0.00×
• Total profit: $-47,456
• Equity at exit: $14,612

Cash invested: $47,320 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$886
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-120

Break-even live

Break-even rent $1,307

Max offer price $147,856

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-72	+0% $-120	+5% $-168	+10% $-215
Rent	-10% $-211	-5% $-165	+0% $-120	+5% $-74	+10% $-28
Rate	-1.0pp $-35	-0.5pp $-77	base $-120	+0.5pp $-163	+1.0pp $-208

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	25d	1	0.36mi
3900 Hahns Ln Greensboro, NC	2.0	1.0	880	$955	$1.09	16d	8	0.40mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	25d	1	0.53mi
522 Banner Ave Greensboro, NC	3.0	2.0	822	$1,600	$1.95	25d	1	0.61mi
3320 Beck St Greensboro, NC	1.0	1.0	1100	$800	$0.73	25d	1	0.61mi
3314 Beck St Greensboro, NC	1.0	1.0	1100	$950	$0.86	25d	1	0.63mi
600 Banner Ave Unit 614-B Greensboro, NC	2.0	1.5	850	$850	$1.00	25d	1	0.65mi
3301 Beck St Greensboro, NC	1.0	1.0	1000	$800	$0.80	25d	1	0.68mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.68mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.68mi
610 Holt Ave Greensboro, NC	2.0	1.0	1092	$1,300	$1.19	16d	1	0.79mi
703 Sykes Ave Greensboro, NC	2.0	1.0	923	$1,295	$1.40	25d	1	0.84mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	25d	1	0.85mi
2509 Pinnix St Unit B Greensboro, NC	3.0	2.0	860	$995	$1.16	25d	1	0.89mi
810 Elwell Ave Greensboro, NC	3.0	2.0	1280	$1,500	$1.17	16d	1	0.93mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	1.01mi
2011 Lutheran St Greensboro, NC	2.0	1.0	800	$985	$1.23	25d	1	1.04mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	25d	1	1.09mi
306 Murraylane Rd Greensboro, NC	3.0	2.0	1330	$1,815	$1.36	16d	1	1.09mi
4216 Parker St Unit C Greensboro, NC	2.0	1.0	800	$825	$1.03	23d	1	1.10mi
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	25d	1	1.12mi
209 Woodnell St Unit H Greensboro, NC	2.0	1.0	750	$975	$1.30	21d	1	1.18mi
210 Woodnell St Unit G Greensboro, NC	2.0	1.0	750	$975	$1.30	25d	1	1.22mi
4214 Kildare Dr Greensboro, NC	3.0	1.5	1329	$1,450	$1.09	25d	1	1.24mi
129 Aunt Mary Ave Unit A Greensboro, NC	2.0	1.0	800	$950	$1.19	25d	1	1.26mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	16d	1	1.31mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	25d	1	1.43mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	25d	1	1.44mi

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-04-15
   historical Due Diligence Period
3. 2026-04-09
   listed $169,000 Active

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$477/yr (+$40/mo · 52.6%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 18 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: $13,863
• − Mortgage interest: −$9,467
• − Property taxes: −$908
• − Insurance: −$845
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,916
• Taxable loss: −$4,491
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $-358/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

3 events — show timeline

• 2026-05-23 Pending — Triad MLS
• 2026-04-15 Contingent — Triad MLS
• 2026-04-09 Listed $169,000 Triad MLS

Property tax history

+1.9%/yr

Latest (2025): $908 · -1.0% YoY. Source: county tax records.