303 Gant St · Greensboro, NC 27401

$275,000

6 bd · 3.0 ba · 1,950 sqft · MultiFamily public records · 77 Days on market

Built 1954

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

Key facts

• Built 1954
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $339/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.8% 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.
• Market conditions: Rents rising (+1.8%/yr); 125 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• At $3,414/mo this rent would consume 85% of the median local household income ($48k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $15,940
• Equity at exit: $41,003

10-year hold

• IRR: 13.8%
• Equity multiple: 2.04×
• Total profit: $80,309
• Equity at exit: $23,777

Cash invested: $77,000 (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: 125
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,414 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $1,016

Break-even live

Break-even rent $2,128

Max offer price $275,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,172	-5% $1,094	+0% $1,016	+5% $938	+10% $861
Rent	-10% $747	-5% $881	+0% $1,016	+5% $1,151	+10% $1,286
Rate	-1.0pp $1,155	-0.5pp $1,086	base $1,016	+0.5pp $945	+1.0pp $873

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,414
Total (3 units)			$3,414

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-03
   status Pending
2. 2026-03-19
   historical Due Diligence Period
3. 2026-01-15
   listed $275,000 Active
4. 2026-01-14
   historical $275,000
5. 2023-06-08
   soldstatus $249,000 Closed 484-char remark

   Show marketing remark (484 chars)

   Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

6. 2023-06-08
   soldstatus $249,000

   Show marketing remark (484 chars)

   Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

7. 2023-05-17
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

8. 2023-05-03
   historical Due Diligence Period 484-char remark

   Show marketing remark (484 chars)

   Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

9. 2023-05-01
   status Active 484-char remark

   Show marketing remark (484 chars)

   Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

10. 2023-03-31
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

11. 2023-03-29
    listed $249,000 Active 484-char remark

    Show marketing remark (484 chars)

    Don't miss this great investment opportunity! This triplex has all 2 bedroom/1 bath units and are fully rented. These units were completely remodeled in 2020 and each unit has its own water and power meter. Seller would like to sell in conjunction with 301 Gant Street (MLS#1100794). There are no signs posted on property so please DO NOT disturb the tenants. One unit is available for showing to serious buyers that have been pre-approved and listing agent will provide showing.

12. 2020-06-02
    soldstatus $140,000
13. 2020-06-02
    soldstatus $160,000
14. 2020-01-17
    soldstatus $56,450
15. 2019-07-03
    price $100,000
16. 2005-05-26
    soldstatus $84,500

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$766/yr (+$64/mo · 51.4%)

ⓘ 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 16% 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: $40,968
• − Mortgage interest: −$15,404
• − Property taxes: −$1,489
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,277
• − Management: −$3,277
• − Depreciation: −$8,000
• Taxable income: $8,145
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $10,240/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

+225.4% since first listed

16 events — show timeline

• 2026-04-03 Pending — Triad MLS
• 2026-03-19 Contingent — Triad MLS
• 2026-01-15 Listed $275,000 Triad MLS
• 2026-01-14 Coming Soon $275,000 Triad MLS
• 2023-06-08 Sold (Public Records) $249,000 Public Records
• 2023-06-08 Sold (MLS) $249,000 Triad MLS
• 2023-05-17 Pending — Triad MLS
• 2023-05-03 Contingent — Triad MLS
• 2023-05-01 Relisted — Triad MLS
• 2023-03-31 Pending — Triad MLS
• 2023-03-29 Listed $249,000 Triad MLS
• 2020-06-02 Sold (Public Records) $160,000 Public Records
• 2020-06-02 Sold (Public Records) $140,000 Public Records
• 2020-01-17 Sold (Public Records) $56,450 Public Records
• 2019-07-03 Price Changed $100,000 Triad MLS
• 2005-05-26 Sold (Public Records) $84,500 Public Records

Property tax history

+23.2%/yr

Latest (2025): $1,489 · -1.0% YoY. Source: county tax records.