1300 Sloan St · Greensboro, NC 27401

$189,900

2 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 79 Days on market

Built 1928 6,969 sqft lot Est $261k · 27% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come tour this CLASSIC BRICK HOME on a level, corner lot. Craftsmanship throughout-extensive moldings. Hardwood flooring, separate formal Dining Room, Large kitchen. Enjoy your evenings on the wide covered porch. Replacement windows. Large rear porch w/ laundry area. Detached carport & storage building. PROPERTY BEING SOLD "AS IS, WHERE IS" SELLER MAKES NO REPRESENTATION OR WARRANTY.

Key facts

• Hardwood flooring
• Classic brick home
• Extensive moldings

Tags

• CLASSIC BRICK HOME
• LEVEL CORNER LOT
• EXTENSIVE MOLDINGS
• HARDWOOD FLOORING
• SEPARATE FORMAL DINING ROOM
• LARGE KITCHEN

Property features AI

Finance

• Other: Located in the Nocho Park subdivision; Directions: Benbow to Sloan
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Detached carport (1 vehicle)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One and one-half levels; Built in 1928; Living room fireplace
• Construction: Brick construction
• Exterior features: Near public transit; Level lot; Storage structure on property; Public transportation nearby; Public maintained road

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the second level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Primary bedroom located on the main level; Eave storage attic; Insulated windows; Freestanding tub; Cellar
• Laundry & utility: Main-level laundry with dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $157k (17.1% below list).
• Recommended offer: $157k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Washington Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 304 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 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 (+1.8%/yr); 130 active listings in the ZIP; 16 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 39% of the median local income ($48k/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 79 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $157,411 (17.1% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $260,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Logan St	0.10mi	3/1.5 (+1)	1,426 (-3%)	9mo	$188,000	$132	78
1015 E Washington St	0.25mi	3/2.0 (+1)	1,547 (+6%)	13mo	$250,000	$162	61
407 Gillespie St	0.49mi	3/2.0 (+1)	1,292 (-12%)	7mo	$242,000	$187	45
921 Broad St	0.58mi	3/2.5 (+1)	1,394 (-5%)	15mo	$240,000	$172	44
317 Gant St	0.60mi	3/2.0 (+1)	1,288 (-12%)	4mo	$191,000	$148	41
724 Gillespie St	0.38mi	3/2.0 (+1)	1,271 (-13%)	14mo	$247,000	$194	41
722 Gillespie St	0.39mi	3/2.0 (+1)	1,277 (-13%)	17mo	$247,999	$194	39
910 Hackett St	0.38mi	3/2.5 (+1)	1,290 (-12%)	17mo	$230,000	$178	39
610 Douglas St	0.74mi	3/2.5 (+1)	1,518 (+4%)	15mo	$235,000	$155	38
706 Julian St	0.68mi	3/1.5 (+1)	1,316 (-10%)	11mo	$127,000	$97	37
2102 Linda Jones Ave	0.64mi	3/2.5 (+1)	1,262 (-14%)	3mo	$249,900	$198	35
2006 Linda Jones Ave	0.60mi	3/2.5 (+1)	1,262 (-14%)	13mo	$249,900	$198	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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-26,835
• Equity at exit: $28,315

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-23,693
• Equity at exit: $16,419

Cash invested: $53,172 (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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$996
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $93

Break-even live

Break-even rent $1,456

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $200	-5% $147	+0% $93	+5% $39	+10% $-15
Rent	-10% $-31	-5% $31	+0% $93	+5% $155	+10% $217
Rate	-1.0pp $189	-0.5pp $141	base $93	+0.5pp $44	+1.0pp $-6

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	16d	1	0.42mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	25d	1	0.61mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	0.69mi
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	16d	1	0.73mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	16d	1	0.84mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.91mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.92mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	25d	1	0.93mi
238 E Lewis St #302 Greensboro, NC	2.0	2.0	1270	$1,795	$1.41	25d	1	0.94mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	16d	8	1.02mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	25d	1	1.12mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	16d	1	1.13mi
201 N Elm St Greensboro, NC	2.0	2.0	1154	$2,195	$1.90	25d	1	1.13mi
201 N Elm St Greensboro, NC	2.0	2.0	1046	$2,298	$2.20	16d	2	1.14mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	25d	1	1.34mi
451 N Eugene St Greensboro, NC	1.0–2.0	1.0–2.0	1021	$2,309	$2.26	16d	6	1.44mi

Listing history 16 events

1. 2026-06-22
   days on market $189,900 Active 79 DOM
2. 2026-06-18
   days on market $189,900 Active 76 DOM
3. 2026-06-17
   days on market $189,900 Active 75 DOM
4. 2026-06-16
   days on market $189,900 Active 74 DOM
5. 2026-06-15
   days on market $189,900 Active 73 DOM
6. 2026-06-14
   days on market $189,900 Active 71 DOM
7. 2026-06-10
   days on market $189,900 Active 68 DOM
8. 2026-06-09
   days on market $189,900 Active 67 DOM
9. 2026-06-08
   days on market $189,900 Active 66 DOM
10. 2026-06-07
    days on market $189,900 Active 65 DOM
11. 2026-06-03
    days on market $189,900 Active 61 DOM
12. 2026-06-02
    days on market $189,900 Active 60 DOM
13. 2026-06-01
    days on market $189,900 Active 59 DOM
14. 2026-05-31
    days on market $189,900 Active 58 DOM
15. 2026-05-31
    days on market $189,900 Active 57 DOM
16. 2026-04-03
    listed $189,900 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: $907 · $76/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$650/yr (+$54/mo · 71.7%)

ⓘ 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 6/10 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: $18,889
• − Mortgage interest: −$10,637
• − Property taxes: −$907
• − Insurance: −$950
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,524
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,632/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): 21,920
• Household income: $47,972
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 1138.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% White 26% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 2% French/Haitian/Cajun 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: ▼ -97.87%
• Current HPI: 240.5377
• Rent YoY: ▲ 1.78%
• 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

• 2026-04-03 Listed $189,900 Triad MLS

Property tax history

+2.8%/yr

Latest (2025): $907 · -1.0% YoY. Source: county tax records.