1112 Tipton St · High Point, NC 27262

$172,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 56 Days on market

Built 1949 7,405 sqft lot Est $199k · 14% 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 +16.0/30.0
• ARV discount +13.7/15.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home located just minutes from downtown High Point! Enjoy the convenience of being less than a mile from Truist Baseball Stadium, High Point Hospital, High Point Central and High Point Christian Academy. This move-in ready property features fresh paint throughout, a fenced backyard perfect for outdoor enjoyment, and an unfinished basement offering plenty of dry storage. An ideal opportunity for a first-time home buyer or investor looking for a solid property in a convenient location.

Key facts

• 7,405 sq ft lot
• Built 1949
• Listed 56 days

Property features AI

Finance

• Other: Lot number 4 on approximately 0.17 acre
• HOA & community: No homeowners association; Subdivision: Westview

Exterior

• Parking: Driveway
• Utilities: Public sewer; Gas water heater
• Home design: Residential stick/site-built house; One story
• Construction: Built in 1949; Vinyl siding and wood siding; Living room fireplace
• Exterior features: Public water; Public maintained road; No pool

Interior

• Kitchen: Gas water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric and natural gas)
• Interior features: Primary bedroom located on the main level; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $19 ($231/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 $144k (16.2% below list).
• Recommended offer: $144k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Northwood Elementary (math 28% / reading 27%, grade F, #1,028 of 1,410 statewide, top 73%, 469 students, 99% FRL); Ferndale Middle (math 16% / reading 32%, grade F, #401 of 475 statewide, top 84%, 537 students, 99% FRL); High Point Central High (math 48% / reading 42%, grade D-, #350 of 535 statewide, top 66%, 1,081 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 119 active listings in the ZIP; 8 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 56 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $172k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,061 (16.2% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.84% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $199,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Adams St	0.07mi	3/1.0	1,278 (+4%)	6mo	$125,000	$98	85
113 Edgeworth St	0.29mi	3/1.0	1,224 (-0%)	12mo	$95,000	$78	76
1205 Adams St	0.15mi	3/2.0	1,180 (-4%)	11mo	$219,900	$186	73
602 Westwood Ave	0.47mi	3/2.0	1,240 (+1%)	2mo	$205,500	$166	72
209 Kennedy Ave	0.17mi	2/2.0 (-1)	1,118 (-9%)	5mo	$110,000	$98	63
1116 Raleigh Ct	0.43mi	3/2.0	1,180 (-4%)	8mo	$180,000	$153	63
421 Gatewood Ave	0.39mi	2/1.0 (-1)	1,129 (-8%)	4mo	$215,000	$190	59
312 W Ray Ave	0.68mi	3/1.0	1,284 (+4%)	11mo	$190,000	$148	52
1007 Albert Ave	0.29mi	4/3.0 (+1)	1,312 (+7%)	15mo	$212,500	$162	50
603 Quaker Ln	0.50mi	3/2.0	1,316 (+7%)	14mo	$225,000	$171	49
601 W Westwood Ave	0.44mi	2/1.0 (-1)	1,396 (+14%)	6mo	$275,000	$197	47
523 Cross St	0.72mi	3/2.0	1,078 (-12%)	6mo	$115,000	$107	37

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-29,650
• Equity at exit: $25,646

10-year hold

• IRR: -14.3%
• Equity multiple: 0.25×
• Total profit: $-36,057
• Equity at exit: $14,871

Cash invested: $48,160 (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 27262

• Rents YoY: 0.9%
• Active inventory: 119
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$902
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$72
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $19

Break-even live

Break-even rent $1,416

Max offer price $172,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $68	+0% $19	+5% $-29	+10% $-78
Rent	-10% $-95	-5% $-38	+0% $19	+5% $76	+10% $133
Rate	-1.0pp $106	-0.5pp $63	base $19	+0.5pp $-25	+1.0pp $-71

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	24d	1	0.07mi
709 Langford Ave High Point, NC	2.0	1.0	840	$1,200	$1.43	15d	1	0.80mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	24d	1	1.06mi
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	24d	1	1.17mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	24d	1	1.21mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	20d	1	1.21mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	24d	1	1.31mi
829 Putnam St High Point, NC	4.0	1.0	1013	$1,695	$1.67	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   price $172,000 Active 56 DOM
2. 2026-06-18
   days on market $179,900 Active 56 DOM
3. 2026-06-17
   days on market $179,900 Active 55 DOM
4. 2026-06-16
   days on market $179,900 Active 54 DOM
5. 2026-06-15
   days on market $179,900 Active 53 DOM
6. 2026-06-14
   days on market $179,900 Active 51 DOM
7. 2026-06-10
   days on market $179,900 Active 48 DOM
8. 2026-06-09
   days on market $179,900 Active 47 DOM
9. 2026-06-08
   days on market $179,900 Active 46 DOM
10. 2026-06-07
    days on market $179,900 Active 45 DOM
11. 2026-06-03
    days on market $179,900 Active 41 DOM
12. 2026-06-02
    days on market $179,900 Active 40 DOM
13. 2026-06-01
    days on market $179,900 Active 39 DOM
14. 2026-05-31
    days on market $179,900 Active 38 DOM
15. 2026-05-31
    days on market $179,900 Active 37 DOM
16. 2026-04-30
    price $179,900
17. 2026-04-24
    listed $195,500 Active
18. 2026-04-21
    historical $195,500
19. 2005-10-07
    soldstatus $70,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$465/yr (+$39/mo · 49.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,287
• − Mortgage interest: −$9,635
• − Property taxes: −$945
• − Insurance: −$1,658
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$5,004
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $883/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): 28,353
• Household income: $65,006
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1046.0

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 0.65)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 5% Other Asian/Pacific 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: ▼ -279.14%
• Current HPI: 205.6152
• Rent YoY: ▲ 0.90%
• 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

+157.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $179,900 Triad MLS
• 2026-04-24 Listed $195,500 Triad MLS
• 2026-04-21 Coming Soon $195,500 Triad MLS
• 2005-10-07 Sold (Public Records) $70,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $945 · -0.8% YoY. Source: county tax records.