909 E Florida St · Greensboro, NC 27406

$135,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 29 Days on market

Built 1955 9,147 sqft lot Est $153k · 12% 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 +22.6/30.0
• ARV discount +12.8/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to get in at a great price. This 3 bed 1 bath home sits atop a hill with distance from main road and long driveway. Back lot with storage building. Home being sold as it and subject to a 10 day upset bid and final court approval. Additional 67 SFT not included in listing but partially finished and unpermitted (where laundry is). Cash or conventional offers only, due too condition.

Key facts

• 9,147 sq ft lot
• Built 1955
• Listed 29 days

Property features AI

Finance

• Other: Subdivision: Morehead-Gilmer; Directions note: Home is on E Florida St; long driveway parking but easy to miss
• Financial info:
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Security:
• Utilities: Public water; Public sewer; Water heater: unknown
• Home design: Residential stick/site-built house; One story; Built in 1955; Existing structure
• Construction: Aluminum siding and vinyl siding; See remarks for additional construction details; Crawl space foundation
• Exterior features: No fencing; Storage structure on the property; Public maintained road access; Lot approximately 0.21 acre (buyer to provide survey)

Interior

• Kitchen:
• Bedrooms:
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Primary bedroom located on the main level; Vinyl and wood flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $134k (0.9% below list).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.8% 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.
• Market conditions: Rents rising (+2.2%/yr); 261 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 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 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $152,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Logan St	0.64mi	3/1.0	880 (+2%)	9mo	$130,000	$148	60
703 Law St	0.72mi	3/1.0	824 (-5%)	5mo	$137,000	$166	54
2107 Tuscaloosa St	0.71mi	2/1.0 (-1)	864 (0%)	12mo	$165,000	$191	52
1408 Willow Rd	0.64mi	3/2.0	932 (+8%)	2mo	$200,000	$215	52
607 Lucerne St	0.62mi	3/1.0	936 (+8%)	7mo	$184,000	$197	51
620 Julian St	0.55mi	3/1.0	784 (-9%)	9mo	$138,500	$177	51
1310 Caldwell St	0.74mi	3/1.0	912 (+6%)	9mo	$159,000	$174	49
5 Ross Ct	0.40mi	3/1.0	975 (+13%)	14mo	$164,000	$168	48
1013 Duke St	0.60mi	3/1.0	962 (+11%)	10mo	$170,000	$177	45
1501 Plymouth St	0.53mi	3/1.0	978 (+13%)	11mo	$180,000	$184	44
1112 Caldwell St	0.72mi	2/1.0 (-1)	832 (-4%)	14mo	$85,000	$102	44
1611 Willow Rd	0.66mi	3/5.5	950 (+10%)	10mo	$138,000	$145	26

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,362
• Equity at exit: $20,129

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $6,985
• Equity at exit: $11,672

Cash invested: $37,800 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$708
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $230

Break-even live

Break-even rent $1,047

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	14d	1	0.13mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	19d	1	0.17mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	23d	1	0.27mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	23d	1	0.29mi
702 Ross Ave Greensboro, NC	2.0	1.0	672	$1,200	$1.79	23d	1	0.46mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	14d	1	0.63mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	14d	1	0.67mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	23d	1	0.78mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	23d	1	0.78mi
800 Arlington St Unit A Greensboro, NC	2.0	1.0	650	$1,250	$1.92	14d	1	0.96mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	23d	1	0.98mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	14d	1	1.03mi
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	23d	1	1.07mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	23d	1	1.11mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	23d	1	1.21mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	14d	8	1.34mi
317 Craig St Greensboro, NC	2.0	1.0	1027	$1,275	$1.24	14d	1	1.41mi
600 Banner Ave Unit 614-B Greensboro, NC	2.0	1.5	850	$850	$1.00	23d	1	1.47mi
522 Banner Ave Greensboro, NC	3.0	2.0	822	$1,600	$1.95	23d	1	1.49mi
307 Avalon Rd Greensboro, NC	1.0–2.0	1.0	650	$895	$1.38	23d	3	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 29 DOM
2. 2026-06-18
   price $135,000 Active 28 DOM
3. 2026-06-17
   days on market $139,999 Active 28 DOM
4. 2026-06-16
   days on market $139,999 Active 27 DOM
5. 2026-06-15
   days on market $139,999 Active 26 DOM
6. 2026-06-14
   days on market $139,999 Active 24 DOM
7. 2026-06-10
   days on market $139,999 Active 21 DOM
8. 2026-06-09
   days on market $139,999 Active 20 DOM
9. 2026-06-08
   days on market $139,999 Active 19 DOM
10. 2026-06-07
    days on market $139,999 Active 18 DOM
11. 2026-06-03
    days on market $139,999 Active 14 DOM
12. 2026-06-02
    days on market $139,999 Active 13 DOM
13. 2026-06-01
    days on market $139,999 Active 12 DOM
14. 2026-05-31
    days on market $139,999 Active 11 DOM
15. 2026-05-31
    days on market $139,999 Active 10 DOM
16. 2026-05-20
    listed $139,999 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: $753 · $63/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$354/yr (+$30/mo · 47.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $16,056
• − Mortgage interest: −$7,562
• − Property taxes: −$753
• − Insurance: −$675
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,927
• Taxable income: $570
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,624/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

• 2026-05-20 Listed $139,999 Triad MLS

Property tax history

+1.0%/yr

Latest (2025): $753 · -1.0% YoY. Source: county tax records.