821 Holt Ave · Greensboro, NC 27405

$185,000

3 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 55 Days on market

Built 1939 0.39 ac lot Est $207k · 11% 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).

• Cash flow +15.4/30.0
• ARV discount +12.4/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid brick ranch situated on an oversized lot with an unfinished basement offering additional potential. This home features 3 bedrooms and 1.5 baths, along with a spacious 2-car garage. Home is in need of updates, offering a great opportunity to renovate and make it your own. Being sold as-is, it’s an excellent option for buyers looking to add value and customize to their needs

Key facts

• Unfinished basement
• Oversized lot
• 0.39 acre lot

Tags

• OVERSIZED LOT
• UNFINISHED BASEMENT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-story house; Stick/site built residential; Built in 1939; Living room fireplace
• Construction: Brick construction
• Exterior features: City lot; Public maintained road

Interior

• Kitchen: Kitchen on the main level; Gas water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Primary bedroom on the main level; Sunroom; Den; Living room with fireplace
• Laundry & utility: Unfinished basement (utility space)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $148k (19.8% below list).
• Recommended offer: $148k (19.8% 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: Bessemer Elementary (math 21% / reading 17%, grade F, #1,269 of 1,410 statewide, top 91%, 465 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 24% at this address vs 42% district-wide (-18 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 (+3.8%/yr); 386 active listings in the ZIP; 23 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 38% of the median local income ($47k/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 $6k 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 55 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $185k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $148,283 (19.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $207,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 & 906 Willard St	0.16mi	3/1.5	1,285 (-3%)	10mo	$200,000	$156	79
809 Elwell Ave	0.35mi	3/2.0	1,426 (+7%)	8mo	$214,500	$150	63
3615 Delancy St	0.38mi	2/1.0 (-1)	1,228 (-8%)	1mo	$85,000	$69	62
1001 Sykes Ave	0.19mi	3/2.0	1,521 (+14%)	7mo	$187,500	$123	59
702 Sykes Ave	0.26mi	3/2.5	1,206 (-9%)	11mo	$190,000	$158	59
613 Willard St	0.24mi	3/2.0	1,159 (-13%)	14mo	$145,000	$125	54
1209 Willard St	0.34mi	3/2.5	1,150 (-14%)	9mo	$229,900	$200	50
213 Guerrant St	0.72mi	3/2.0	1,260 (-5%)	10mo	$235,000	$187	47
402 Lowdermilk St	0.73mi	3/2.0	1,244 (-6%)	13mo	$225,000	$181	42
2900 Patio Pl	0.69mi	4/2.0 (+1)	1,198 (-10%)	6mo	$95,000	$79	39
209 Guerrant St	0.70mi	3/2.0	1,166 (-12%)	16mo	$207,500	$178	32
2804 Buchanan Rd	0.74mi	4/2.0 (+1)	1,527 (+15%)	8mo	$185,000	$121	27

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-24,334
• Equity at exit: $27,584

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-10,560
• Equity at exit: $15,995

Cash invested: $51,800 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 386
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $70

Break-even live

Break-even rent $1,394

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $175	-5% $123	+0% $70	+5% $18	+10% $-34
Rent	-10% $-47	-5% $12	+0% $70	+5% $129	+10% $188
Rate	-1.0pp $164	-0.5pp $117	base $70	+0.5pp $22	+1.0pp $-26

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Holt Ave Greensboro, NC	2.0	1.0	1092	$1,300	$1.19	16d	1	0.20mi
703 Sykes Ave Greensboro, NC	2.0	1.0	923	$1,295	$1.40	25d	1	0.20mi
810 Elwell Ave Greensboro, NC	3.0	2.0	1280	$1,500	$1.17	16d	1	0.37mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	25d	1	0.47mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	25d	1	0.48mi
1508 Tucker St Greensboro, NC	2.0	2.0	875	$1,195	$1.37	25d	1	0.77mi
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	25d	1	0.79mi
1604 Textile Dr Greensboro, NC	2.0	1.0	930	$1,245	$1.34	25d	1	0.79mi
4214 Kildare Dr Greensboro, NC	3.0	1.5	1329	$1,450	$1.09	25d	1	0.80mi
3817 Central Ave Greensboro, NC	4.0	2.0	1200	$1,740	$1.45	16d	1	0.93mi
8 Kings Forest Ct Greensboro, NC	3.0	2.0	1120	$1,650	$1.47	25d	1	0.93mi
4302 Belfield Dr Greensboro, NC	3.0	2.0	1300	$1,755	$1.35	25d	1	0.96mi
3900 Hahns Ln Greensboro, NC	2.0	1.0	880	$955	$1.09	16d	8	0.98mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.08mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.08mi
308 Oferrell St Greensboro, NC	4.0	2.5	1762	$1,895	$1.08	25d	1	1.09mi
306 Murraylane Rd Greensboro, NC	3.0	2.0	1330	$1,815	$1.36	16d	1	1.15mi
4014 Mountainridge Dr Greensboro, NC	4.0	2.5	1445	$1,795	$1.24	21d	1	1.23mi
4020 Mountainridge Dr Greensboro, NC	4.0	2.5	1500	$1,825	$1.22	25d	1	1.25mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	1.26mi
507 Menlo Park Rd Greensboro, NC	4.0	2.5	1767	$1,919	$1.09	23d	1	1.27mi
1724 Kay St Greensboro, NC	3.0	2.0	1332	$1,600	$1.20	23d	1	1.28mi
1608 Kay St Greensboro, NC	3.0	2.0	1184	$1,525	$1.29	25d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   status $185,000 Pending 55 DOM
2. 2026-06-17
   days on market $185,000 Due Diligence Period 55 DOM
3. 2026-06-16
   days on market $185,000 Due Diligence Period 54 DOM
4. 2026-06-15
   days on market $185,000 Due Diligence Period 53 DOM
5. 2026-06-14
   days on market $185,000 Due Diligence Period 51 DOM
6. 2026-06-10
   days on market $185,000 Due Diligence Period 48 DOM
7. 2026-06-09
   days on market $185,000 Due Diligence Period 47 DOM
8. 2026-06-08
   days on market $185,000 Due Diligence Period 46 DOM
9. 2026-06-07
   days on market $185,000 Due Diligence Period 45 DOM
10. 2026-06-03
    days on market $185,000 Due Diligence Period 41 DOM
11. 2026-06-02
    days on market $185,000 Due Diligence Period 40 DOM
12. 2026-06-01
    days on market $185,000 Due Diligence Period 39 DOM
13. 2026-05-31
    days on market $185,000 Due Diligence Period 38 DOM
14. 2026-05-31
    days on market $185,000 Due Diligence Period 37 DOM
15. 2026-04-23
    listed $185,000 Active
16. 1985-09-01
    soldstatus $53,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$871/yr (+$73/mo · 134.9%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,794
• − Mortgage interest: −$10,363
• − Property taxes: −$646
• − Insurance: −$925
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,382
• Taxable loss: −$2,369
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,413/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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% Other Indo-European 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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

+249.1% since first listed

2 events — show timeline

• 2026-04-23 Listed $185,000 Triad MLS
• 1985-09-01 Sold (Public Records) $53,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $646 · -1.0% YoY. Source: county tax records.