819 Mobile St · High Point, NC 27260

$139,000

3 bd · 1.5 ba · 900 sqft · SingleFamily public records · 15 Days on market

Built 1984 10,018 sqft lot Est $96k · 44% over

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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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-level ranch home in High Point featuring 2 bedrooms and 2 full baths! This well-maintained property offers comfortable single-level living and is perfect for first-time homebuyers, investors, or those looking to downsize. Major updates include new windows installed in 2017, along with a new HVAC system and electrical panel installed in 2022, providing added peace of mind. Enjoy the convenience of an outdoor storage shed, ideal for tools, hobbies, or extra storage space. With great potential and a functional layout, this home is a fantastic opportunity at an affordable price. Don’t miss your chance to make it yours!

Key facts

• 1 level ranch home
• New electrical panel
• Outdoor storage shed

Tags

• 1 LEVEL RANCH HOME
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW ELECTRICAL PANEL
• OUTDOOR STORAGE SHED

Property features AI

Finance

• Other: Zoned RM-8
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; Site-built construction; One story; Crawl space foundation
• Construction: Wood construction
• Exterior features: Covered front porch; Shed(s) on the property; Roads are gravel and paved; publicly maintained

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Baseboard heating; Electric heating; Natural gas heating; Central air conditioning (electric)
• Interior features: 5 total rooms; Security system
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $26 ($308/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 $112k (19.1% below list).
• Recommended offer: $112k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 11 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 $961 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 15 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $16k; list at $139k implies a 769% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $112,489 (19.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $96,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Cliffside Ave	0.18mi	3/1.0	938 (+4%)	4mo	$100,000	$107	79
803 Mobile St	0.08mi	3/1.0	1,008 (+12%)	1mo	$60,000	$60	73
407 W Willis Ave	0.07mi	3/1.5	1,032 (+15%)	2mo	$159,000	$154	71
822 Fairview St	0.11mi	3/1.0	960 (+7%)	15mo	$129,000	$134	70
1202 S Elm St	0.27mi	2/1.0 (-1)	840 (-7%)	2mo	$76,000	$90	67
520 Flint Ave	0.18mi	3/1.0	976 (+8%)	13mo	$100,000	$102	65
909 Mill Ave	0.52mi	2/1.0 (-1)	924 (+3%)	3mo	$118,000	$128	62
1001 Proctor Dr	0.60mi	2/1.0 (-1)	905 (+1%)	13mo	$89,000	$98	54
1226 Redding Dr	0.49mi	3/1.0	980 (+9%)	10mo	$73,000	$74	52
1113 Young Pl	0.55mi	2/1.0 (-1)	965 (+7%)	14mo	$65,000	$67	44
1809 S Elm St	0.73mi	3/2.0	989 (+10%)	8mo	$187,900	$190	41
1610 Walker Pl	0.73mi	2/1.0 (-1)	1,008 (+12%)	4mo	$172,500	$171	35

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-20,202
• Equity at exit: $20,725

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-12,628
• Equity at exit: $12,018

Cash invested: $38,920 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$729
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $26

Break-even live

Break-even rent $1,092

Max offer price $139,000

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $65	+0% $26	+5% $-14	+10% $-53
Rent	-10% $-63	-5% $-19	+0% $26	+5% $70	+10% $115
Rate	-1.0pp $96	-0.5pp $61	base $26	+0.5pp $-10	+1.0pp $-47

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Mobile St Unit A High Point, NC	2.0	2.0	550	$995	$1.81	22d	1	0.06mi
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	24d	1	0.20mi
709 Langford Ave High Point, NC	2.0	1.0	840	$1,200	$1.43	15d	1	0.24mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	24d	1	1.22mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	24d	1	1.25mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	24d	2	1.26mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	24d	1	1.27mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	24d	3	1.28mi
1235 Franklin Ave High Point, NC	2.0	1.0	650	$750	$1.15	24d	1	1.34mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	24d	1	1.41mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	15d	1	1.49mi

Listing history 10 events

1. 2026-06-03
   status $139,000 Pending 15 DOM
2. 2026-06-02
   days on market $139,000 Active 15 DOM
3. 2026-06-01
   days on market $139,000 Active 14 DOM
4. 2026-05-31
   days on market $139,000 Active 13 DOM
5. 2026-05-31
   days on market $139,000 Active 12 DOM
6. 2026-05-18
   listed $139,000 Active 639-char remark

   Show marketing remark (639 chars)

   Charming 1-level ranch home in High Point featuring 2 bedrooms and 2 full baths! This well-maintained property offers comfortable single-level living and is perfect for first-time homebuyers, investors, or those looking to downsize. Major updates include new windows installed in 2017, along with a new HVAC system and electrical panel installed in 2022, providing added peace of mind. Enjoy the convenience of an outdoor storage shed, ideal for tools, hobbies, or extra storage space. With great potential and a functional layout, this home is a fantastic opportunity at an affordable price. Don’t miss your chance to make it yours!

7. 2026-05-18
   listed $139,000 Active

   Show marketing remark (639 chars)

   Charming 1-level ranch home in High Point featuring 2 bedrooms and 2 full baths! This well-maintained property offers comfortable single-level living and is perfect for first-time homebuyers, investors, or those looking to downsize. Major updates include new windows installed in 2017, along with a new HVAC system and electrical panel installed in 2022, providing added peace of mind. Enjoy the convenience of an outdoor storage shed, ideal for tools, hobbies, or extra storage space. With great potential and a functional layout, this home is a fantastic opportunity at an affordable price. Don’t miss your chance to make it yours!

8. 2015-11-17
   soldstatus $16,000 Sold
9. 2015-06-26
   listed $24,900 Active
10. 1985-03-01
    soldstatus $30,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$226/yr (+$19/mo · 24.8%)

ⓘ 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 ≥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: $13,499
• − Mortgage interest: −$7,786
• − Property taxes: −$913
• − Insurance: −$695
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$4,044
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $812/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

+363.3% since first listed

5 events — show timeline

• 2026-05-18 Listed $139,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-18 Listed $139,000 Triad MLS
• 2015-11-17 Sold (MLS) $16,000 Triad MLS
• 2015-06-26 Listed $24,900 Triad MLS
• 1985-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $913 · -0.8% YoY. Source: county tax records.