2405 Timberlake Ave · High Point, NC 27265

$175,000

4 bd · 2.0 ba · 2,056 sqft · SingleFamily public records · 13 Days on market

Built 1966 0.34 ac lot Est $323k · 46% under

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highest and Best offers due by 5pm April 21st. Spacious split-level home in a highly convenient High Point location! This property offers incredible potential for investors or buyers ready to renovate and customize. Generous layout with room to reimagine throughout. Ideally located near major highways, shopping, and dining. Priced with opportunity in mind—bring your vision and make this diamond in the rough shine! CASH or Renovation loan only!!!!

Key facts

• Near dining
• High point location
• Near shopping

Tags

• SPLIT-LEVEL HOME
• HIGH POINT LOCATION
• NEAR MAJOR HIGHWAYS
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.4% 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 (+2.4%/yr); 273 active listings in the ZIP; 3 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 35% of the median local income ($74k/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 $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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $143k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 1.22% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $322,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Dover Pl	0.10mi	3/2.0 (-1)	2,061 (+0%)	4mo	$285,000	$138	87
1601 Merrimon Pl	0.18mi	3/2.5 (-1)	2,066 (+0%)	6mo	$290,000	$140	79
3009 Wellingford Dr	0.45mi	3/2.0 (-1)	2,039 (-1%)	2mo	$320,000	$157	72
2409 Timberlake Ave	0.04mi	3/3.0 (-1)	2,229 (+8%)	7mo	$325,000	$146	69
1600 York Ave	0.28mi	3/2.0 (-1)	2,170 (+6%)	16mo	$305,000	$141	59
2802 Breckenridge Ct	0.48mi	3/2.5 (-1)	1,916 (-7%)	1mo	$333,000	$174	58
2302 Gordon Rd	0.67mi	4/2.5	2,120 (+3%)	5mo	$251,750	$119	57
2804 Lake Hill Ct	0.55mi	3/2.5 (-1)	2,054 (-0%)	13mo	$339,000	$165	57
3005 Covewood St	0.25mi	3/2.0 (-1)	1,846 (-10%)	13mo	$315,900	$171	56
2300 Gordon Rd	0.65mi	4/2.0	1,789 (-13%)	3mo	$285,000	$159	45
2803 Breckenridge Ct	0.48mi	3/2.5 (-1)	2,322 (+13%)	13mo	$381,900	$164	38
3505 Woodview Dr	0.73mi	4/2.5	2,272 (+10%)	19mo	$250,000	$110	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 · 2.38% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,606
• Equity at exit: $26,093

10-year hold

• IRR: 13.5%
• Equity multiple: 2.05×
• Total profit: $51,307
• Equity at exit: $15,131

Cash invested: $49,000 (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 27265

• Rents YoY: 2.4%
• Active inventory: 273
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $602

Break-even live

Break-even rent $1,376

Max offer price $175,000

Occupancy floor 67%

Sensitivity live

Price	-10% $701	-5% $651	+0% $602	+5% $552	+10% $503
Rent	-10% $433	-5% $517	+0% $602	+5% $686	+10% $771
Rate	-1.0pp $690	-0.5pp $646	base $602	+0.5pp $557	+1.0pp $510

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Dover Pl High Point, NC	3.0	3.0	2345	$1,895	$0.81	24d	1	0.12mi
1814 Castlegate Ct High Point, NC	4.0	2.5	2660	$2,700	$1.02	24d	1	0.73mi
511 Jeanette Ave High Point, NC	3.0	1.5	1664	$1,950	$1.17	24d	1	0.84mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-15
   listed $175,000 Active
3. 2003-12-11
   soldstatus $143,000
4. 1975-06-01
   soldstatus $40,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$276/yr (+$23/mo · 23.8%)

ⓘ 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 · 16 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: $25,657
• − Mortgage interest: −$9,803
• − Property taxes: −$1,159
• − Insurance: −$875
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$5,091
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $6,112/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): 48,798
• Household income: $73,981
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1095.0

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 0.61)
• Race & ethnicity: White 56% Black 23% Hispanic / Latino 9% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -207.73%
• Current HPI: 217.0263
• Rent YoY: ▲ 2.38%
• 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

+337.5% since first listed

4 events — show timeline

• 2026-04-28 Pending — Triad MLS
• 2026-04-15 Listed $175,000 Triad MLS
• 2003-12-11 Sold (Public Records) $143,000 Public Records
• 1975-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,159 · -0.8% YoY. Source: county tax records.