1302 Craven St · Greensboro, NC 27405

$190,000

3 bd · 2.5 ba · 1,640 sqft · Townhouse public records · 37 Days on market

Built 2000 Est $233k · 18% under $155/mo HOA · 9% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1302 Craven Street! This property is priced to sell! The key difference with this property and the others currently for sale in the community at the time of listing is this one has an extra sun room downstairs and boasts around 200 more useable square feet for way less money! This property is also at the very beginning of the community, so coming and going is a lot easier when you live here. This would be a great property for an investor or a nice home for someone who needs a primary residence. This property is priced right and the value proposition is strong. Seller is motivated! Reach out to the listing agent immediately if you are interested in this property. 1302 Craven stree

Key facts

• Extra sun room
• $155 HOA
• 2 parking spots

Tags

• EXTRA SUN ROOM

Property features AI

Finance

• Other: Living area approximately 1,625; Listed condition described as both fixer and updated/remodeled
• HOA & community: Dover Villas HOA; Monthly association fee of 155; HOA amenities include landscaping and parking; Community sidewalks

Exterior

• Parking: 2 parking spaces (no open parking)
• Utilities: Public water; Public sewer; Private maintained paved road
• Home design: Townhouse with two levels; 2+ common walls; Townhouse ownership type; Property zoned RM-8 Residential
• Construction: Vinyl siding; Composition roof; Slab foundation; Townhouse structure
• Exterior features: Patio; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled condition; Fixer component noted

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-21 ($-251/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (8.5% below list).
• Recommended offer: $174k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Brightwood Elementary (math 23% / reading 25%, grade F, #1,153 of 1,410 statewide, top 82%, 516 students, 99% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 99% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% 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 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $173,765 (8.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $232,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Heritage Creek Way	0.07mi	3/2.5	1,736 (+6%)	10mo	$232,000	$134	78
118 Heritage Creek Way	0.07mi	3/2.5	1,638 (-0%)	22mo	$222,000	$136	78
153 Heritage Creek Way	0.06mi	3/2.5	1,566 (-4%)	16mo	$222,000	$142	76
220 Heritage Creek Way	0.05mi	3/2.5	1,440 (-12%)	13mo	$209,900	$146	66
131 Heritage Creek Way	0.09mi	3/2.5	1,456 (-11%)	14mo	$210,000	$144	66
100 Swan Haven Ln	0.33mi	3/2.5	1,513 (-8%)	7mo	$215,000	$142	66
142 Queensberry Ct	0.14mi	3/2.5	1,412 (-14%)	10mo	$175,000	$124	62
4014 White Chapel Way	0.08mi	3/2.5	1,446 (-12%)	20mo	$215,000	$149	60
138 Queensberry Ct	0.14mi	3/2.5	1,396 (-15%)	16mo	$190,000	$136	55

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-30,580
• Equity at exit: $28,330

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-21,928
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$996
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$79
• HOA: −$155
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-21

Break-even live

Break-even rent $1,764

Max offer price $186,309

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $33	+0% $-21	+5% $-75	+10% $-128
Rent	-10% $-158	-5% $-90	+0% $-21	+5% $48	+10% $116
Rate	-1.0pp $75	-0.5pp $27	base $-21	+0.5pp $-70	+1.0pp $-120

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1373 Lees Chapel Rd Greensboro, NC	1.0–3.0	1.0–2.0	975	$1,471	$1.51	16d	19	0.23mi
3923 Woodberry Lake Dr Greensboro, NC	3.0	2.0	1092	$1,700	$1.56	25d	1	0.31mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	16d	1	0.36mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	25d	1	0.36mi
152 Drewsbury Dr Greensboro, NC	3.0	2.5	1904	$1,995	$1.05	21d	1	0.43mi
2100 Parks St Greensboro, NC	4.0	2.0	1187	$1,710	$1.44	21d	1	0.44mi
202 Kinnley Ct Greensboro, NC	3.0	2.5	1784	$1,950	$1.09	25d	1	0.47mi
4408 N Church St Greensboro, NC	1.0–2.0	1.0–2.0	978	$1,670	$1.71	16d	5	0.56mi
216 Matt Pl Greensboro, NC	3.0	1.0	1050	$1,295	$1.23	25d	1	0.57mi
1921 Sheldon Rd Greensboro, NC	4.0	3.0	1660	$2,300	$1.39	25d	1	0.57mi
1631 Glenside Dr Greensboro, NC	3.0	1.5	1200	$1,099	$0.92	25d	1	0.64mi
1631 Glenside Dr Greensboro, NC	1.0–3.0	1.0–1.5	888	$1,099	$1.24	16d	3	0.64mi
2910 Renegade Way Greensboro, NC	1.0–3.0	1.0–2.0	1028	$1,999	$1.94	16d	213	0.68mi
2303 Sidney Porter Dr Greensboro, NC	3.0	2.5	1610	$1,730	$1.07	25d	1	0.68mi
4902 Mystic Oak Dr Browns Summit, NC	3.0	2.5	2018	$2,115	$1.05	16d	1	0.69mi
123 Arcaro Dr Greensboro, NC	3.0	2.0	1328	$1,675	$1.26	25d	1	0.76mi
309-G Pisgah Church Rd Greensboro, NC	1.0–2.0	1.0–2.0	1143	$2,481	$2.17	16d	10	0.94mi
3407 Derby Pl Greensboro, NC	3.0	1.0	1232	$1,175	$0.95	25d	1	0.94mi
7 Loblolly Ct Browns Summit, NC	3.0	2.5	2000	$1,925	$0.96	25d	1	0.95mi
4505 Southern Webbing Mill Rd Greensboro, NC	3.0	2.5	1558	$1,895	$1.22	23d	1	1.08mi
2 Saltford Ln Unit 1471182P Greensboro, NC	3.0	2.5	1689	$3,539	$2.10	16d	1	1.23mi
501 Greenbriar Rd Greensboro, NC	2.0	1.0	1050	$1,050	$1.00	16d	1	1.24mi
501 Greenbriar Rd Unit F Greensboro, NC	2.0	1.5	1050	$1,050	$1.00	16d	1	1.24mi
500 Spicewood Dr Greensboro, NC	2.0	1.0	1050	$1,100	$1.05	25d	1	1.25mi
1814 Yarborough Dr Greensboro, NC	4.0	2.5	2200	$1,905	$0.87	25d	1	1.28mi
1818 Yarborough Dr Greensboro, NC	4.0	2.5	2200	$2,015	$0.92	25d	1	1.30mi
3100 N Elm St Greensboro, NC	1.0–2.0	1.0–2.0	854	$1,450	$1.70	16d	21	1.38mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	25d	1	1.38mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	21d	1	1.38mi
4505 Stephen Oaks Way Greensboro, NC	4.0	2.5	1680	$1,985	$1.18	21d	1	1.45mi
4 Rhododendron Dr Greensboro, NC	2.0	2.5	1330	$1,650	$1.24	25d	1	1.46mi
17 Abelia Ct Greensboro, NC	3.0	2.5	1416	$1,837	$1.30	16d	1	1.49mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 16 events

1. 2026-06-22
   days on market $190,000 Active 37 DOM
2. 2026-06-18
   days on market $190,000 Active 34 DOM
3. 2026-06-17
   days on market $190,000 Active 33 DOM
4. 2026-06-16
   days on market $190,000 Active 32 DOM
5. 2026-06-15
   days on market $190,000 Active 31 DOM
6. 2026-06-14
   days on market $190,000 Active 29 DOM
7. 2026-06-10
   days on market $190,000 Active 26 DOM
8. 2026-06-09
   days on market $190,000 Active 25 DOM
9. 2026-06-08
   days on market $190,000 Active 24 DOM
10. 2026-06-07
    days on market $190,000 Active 23 DOM
11. 2026-06-03
    days on market $190,000 Active 19 DOM
12. 2026-06-02
    days on market $190,000 Active 18 DOM
13. 2026-06-01
    days on market $190,000 Active 17 DOM
14. 2026-05-31
    days on market $190,000 Active 16 DOM
15. 2026-05-31
    days on market $190,000 Active 15 DOM
16. 2026-05-13
    listed $190,000 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: $1,957 · $163/mo
• Projected year-2 tax: $1,957 · $163/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,852
• − Mortgage interest: −$10,643
• − Property taxes: −$1,957
• − Insurance: −$950
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$1,860
• − Depreciation: −$5,527
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $571/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

1 event — show timeline

• 2026-05-13 Listed $190,000 TMLS

Property tax history

+3.7%/yr

Latest (2025): $1,957 · -1.0% YoY. Source: county tax records.