1018 Cranbrook St · Greensboro, NC 27407

$137,500

2 bd · 1.0 ba · 735 sqft · SingleFamily public records · 118 Days on market

Built 1927 8,712 sqft lot Est $135k · at est. ↓ 12% since listing

---

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 +15.2/30.0
• ARV discount +6.7/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE ADJUSTMENT, MOTIVATED SELLERS PLEASE BRING ALL OFFERS!!! Charming bungalow with long-term tenants eager to stay. Featuring newer appliances, new roof, some fresh paint, this property is well cared for. Located in a prime spot close to major highways, shopping, and dining, it’s a great addition to any rental portfolio. This property can be combined with MLS #1209375 for a package deal, please contact agent for more details. See agent-only remarks for entry instructions.

Key facts

• Prime spot
• Fresh paint
• Newer appliances

Tags

• NEWER APPLIANCES
• NEW ROOF
• FRESH PAINT
• PRIME SPOT
• MAJOR HIGHWAYS
• SHOPPING

Property features AI

Finance

• Other: Located on a public maintained road
• HOA & community: Part of the High Point association; Subdivision: Pomona Village

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One level; Built in 1927; Existing structure
• Construction: Vinyl siding exterior
• Exterior features: Cleared lot; Lot dimensions approximately 60 x 145 x 60 x 145

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating with natural gas fuel
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $48 ($573/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 (18.6% below list).
• Recommended offer: $112k (18.6% 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: Hunter Elementary (math 31% / reading 29%, grade F, #965 of 1,410 statewide, top 69%, 522 students, 99% FRL); Jackson Middle (math 12% / reading 28%, grade F, #429 of 475 statewide, top 91%, 402 students, 99% FRL); Ben L. Smith High School (math 32% / reading 36%, grade F, #434 of 535 statewide, top 81%, 1,371 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 28% at this address vs 42% district-wide (-14 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 (+3.5%/yr); 223 active listings in the ZIP; 10 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 $951 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 118 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $111,983 (18.6% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Causey St	0.07mi	2/1.0	782 (+6%)	18mo	$144,000	$184	71
1010 Cranbrook St	0.04mi	2/1.0	837 (+14%)	13mo	$110,000	$131	64
3405 Immanuel Rd	0.53mi	2/1.0	800 (+9%)	4mo	$163,000	$204	57
4213 Harvard Ave	0.72mi	2/1.0	775 (+5%)	8mo	$179,900	$232	50
603 Merritt Dr	0.47mi	2/1.0	824 (+12%)	12mo	$132,000	$160	48
1303 Larson St	0.57mi	2/1.0	789 (+7%)	23mo	$135,000	$171	42
1822 Halcyon St	0.59mi	2/1.0	797 (+8%)	21mo	$115,000	$144	40
4323 Harvard Ave	0.75mi	2/1.0	819 (+11%)	19mo	$188,000	$230	30

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 · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-18,727
• Equity at exit: $20,502

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-10,259
• Equity at exit: $11,888

Cash invested: $38,500 (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 27407

• Rents YoY: 3.5%
• Active inventory: 223
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$721
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $48

Break-even live

Break-even rent $1,059

Max offer price $137,500

Occupancy floor 91%

Sensitivity live

Price	-10% $126	-5% $87	+0% $48	+5% $9	+10% $-30
Rent	-10% $-41	-5% $4	+0% $48	+5% $92	+10% $136
Rate	-1.0pp $117	-0.5pp $83	base $48	+0.5pp $12	+1.0pp $-24

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Pineland St Greensboro, NC	1.0–3.0	1.0	900	$1,062	$1.18	16d	5	0.26mi
4203-21 Hewitt St Greensboro, NC	1.0–2.0	1.0–2.0	830	$1,165	$1.40	16d	20	0.44mi
3940 Overland Hts Greensboro, NC	2.0	1.0	600	$950	$1.58	25d	1	0.75mi
3900 Overland Hts Greensboro, NC	2.0	1.0	738	$1,025	$1.39	16d	13	0.81mi
1918 Peale Ter Unit D Greensboro, NC	1.0	1.0	575	$850	$1.48	16d	1	0.99mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,088	$1.42	25d	1	1.03mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	25d	1	1.03mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	23d	3	1.09mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	25d	2	1.30mi
2529 Spring Garden St Unit A1 Greensboro, NC	1.0	1.0	600	$950	$1.58	25d	1	1.41mi

Listing history 14 events

1. 2026-06-16
   status $137,500 Pending 118 DOM
2. 2026-06-15
   days on market $137,500 Due Diligence Period 118 DOM
3. 2026-06-14
   days on market $137,500 Due Diligence Period 116 DOM
4. 2026-06-10
   days on market $137,500 Due Diligence Period 113 DOM
5. 2026-06-09
   days on market $137,500 Due Diligence Period 112 DOM
6. 2026-06-08
   days on market $137,500 Due Diligence Period 111 DOM
7. 2026-06-07
   days on market $137,500 Due Diligence Period 110 DOM
8. 2026-06-03
   statusdays on market $137,500 Due Diligence Period 106 DOM
9. 2026-06-02
   days on market $137,500 Active 105 DOM
10. 2026-06-01
    days on market $137,500 Active 104 DOM
11. 2026-05-31
    days on market $137,500 Active 103 DOM
12. 2026-05-31
    days on market $137,500 Active 102 DOM
13. 2026-05-01
    price $145,000
14. 2026-02-17
    listed $165,000 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: $703 · $59/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$425/yr (+$35/mo · 60.4%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,438
• − Mortgage interest: −$7,702
• − Property taxes: −$703
• − Insurance: −$688
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$4,000
• Taxable loss: −$1,805
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,006/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): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

-12.1% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $145,000 Triad MLS
• 2026-02-17 Listed $165,000 Triad MLS

Property tax history

+2.3%/yr

Latest (2025): $703 · -1.0% YoY. Source: county tax records.