1508 18th St · Greensboro, NC 27405

$160,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 22 Days on market

Built 1957 8,276 sqft lot Est $158k · at est.

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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).

• Cash flow +11.1/30.0
• ARV discount +7.0/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

Key facts

• 8,276 sq ft lot
• Built 1957
• Listed 22 days

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Cone Mills Corporation

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story house; Stick/site-built residential structure; Built in 1957
• Construction: Brick and vinyl siding exterior; Crawl space foundation
• Exterior features: City lot; Public-maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Living room on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; No central cooling
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-64 ($-764/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (27.1% below list).
• Recommended offer: $117k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (+3.8%/yr); 381 active listings in the ZIP; 23 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 $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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $160k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,567 (27.1% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $158,112
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 20th St	0.31mi	3/1.0 (+1)	872 (+1%)	8mo	$157,000	$180	73
1609 17th St	0.18mi	3/2.0 (+1)	912 (+6%)	5mo	$165,000	$181	69
2506 Campbell St	0.46mi	3/1.0 (+1)	900 (+4%)	12mo	$165,000	$183	56
2807 Holmes Rd	0.10mi	3/1.0 (+1)	970 (+12%)	18mo	$188,000	$194	55
2218 Maple St	0.75mi	2/1.0	888 (+3%)	19mo	$174,000	$196	45
2306 Maple St	0.71mi	2/1.0	835 (-3%)	20mo	$132,000	$158	44
3220 Fielding Pl	0.59mi	3/1.0 (+1)	958 (+11%)	22mo	$188,000	$196	31

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-29,057
• Equity at exit: $23,857

10-year hold

• IRR: -9.4%
• Equity multiple: 0.40×
• Total profit: $-26,659
• Equity at exit: $13,834

Cash invested: $44,800 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 381
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$839
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-64

Break-even live

Break-even rent $1,246

Max offer price $148,753

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-18	+0% $-64	+5% $-109	+10% $-154
Rent	-10% $-156	-5% $-110	+0% $-64	+5% $-18	+10% $28
Rate	-1.0pp $17	-0.5pp $-23	base $-64	+0.5pp $-105	+1.0pp $-147

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 17th St Greensboro, NC	2.0	1.0	990	$992	$1.00	24d	7	0.17mi
3102 Summit Ave Greensboro, NC	2.0	1.0	999	$1,100	$1.10	24d	1	0.32mi
2825 N O.Henry Blvd Unit 2825C Greensboro, NC	2.0	1.0	836	$1,300	$1.56	15d	1	0.38mi
2811 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	1000	$1,050	$1.05	24d	1	0.39mi
2831 N Ohenry Blvd Greensboro, NC	2.0	1.0	912	$950	$1.04	15d	1	0.40mi
2829 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	912	$1,250	$1.37	24d	1	0.41mi
1214 Gordon St Greensboro, NC	3.0	1.0	900	$1,375	$1.53	24d	1	0.56mi
1703 10th St Unit A Greensboro, NC	3.0	1.0	864	$1,075	$1.24	24d	1	0.66mi
900 E Cone Blvd Greensboro, NC	1.0–2.0	1.0–2.0	895	$1,242	$1.39	15d	20	0.74mi
2318 Spruce St Greensboro, NC	2.0	1.0	1000	$1,600	$1.60	24d	1	0.83mi
3128 Utah Pl Greensboro, NC	1.0–3.0	1.0–2.0	1076	$1,138	$1.06	24d	6	0.94mi
2316 Golden Gate Dr Greensboro, NC	2.0	1.5	932	$1,075	$1.15	15d	6	0.94mi
1603 Autumn Dr Apt A Greensboro, NC	2.0	1.0	820	$925	$1.13	15d	1	0.99mi
1504 Autumn Dr Unit A Greensboro, NC	2.0	1.0	820	$895	$1.09	24d	1	1.03mi
1508 Tucker St Greensboro, NC	2.0	2.0	875	$1,195	$1.37	24d	1	1.07mi
1622 Mcpherson St Unit 1914 Greensboro, NC	1.0	1.0	650	$750	$1.15	24d	1	1.11mi
1622 Mcpherson St Unit 1912 Greensboro, NC	2.0	1.0	860	$850	$0.99	24d	1	1.11mi
1410 Maple St Greensboro, NC	3.0	1.0	1015	$1,150	$1.13	15d	1	1.16mi
1604 Textile Dr Greensboro, NC	2.0	1.0	930	$1,245	$1.34	24d	1	1.18mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	24d	1	1.22mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,030	$1.11	15d	6	1.37mi
8 Kings Forest Ct Greensboro, NC	3.0	2.0	1120	$1,650	$1.47	24d	1	1.49mi
1631 Glenside Dr Greensboro, NC	1.0–3.0	1.0–1.5	888	$949	$1.07	15d	3	1.50mi

Listing history 37 events

1. 2026-06-18
   days on market $160,000 Active 22 DOM
2. 2026-06-17
   days on market $160,000 Active 21 DOM
3. 2026-06-16
   days on market $160,000 Active 20 DOM
4. 2026-06-15
   days on market $160,000 Active 19 DOM
5. 2026-06-14
   days on market $160,000 Active 17 DOM
6. 2026-06-10
   days on market $160,000 Active 14 DOM
7. 2026-06-09
   days on market $160,000 Active 13 DOM
8. 2026-06-08
   days on market $160,000 Active 12 DOM
9. 2026-06-07
   days on market $160,000 Active 11 DOM
10. 2026-06-03
    days on market $160,000 Active 7 DOM
11. 2026-06-02
    days on market $160,000 Active 6 DOM
12. 2026-06-01
    days on market $160,000 Active 5 DOM
13. 2026-05-31
    days on market $160,000 Active 4 DOM
14. 2026-05-31
    days on market $160,000 Active 3 DOM
15. 2026-05-28
    listed $160,000 Active
16. 2026-05-27
    historical $160,000
17. 2026-05-01
    historical $1,100
18. 2026-04-16
    price $1,100
19. 2026-04-11
    listed $1,000
20. 2024-12-18
    historical $1,000
21. 2024-11-22
    price $1,000
22. 2024-10-24
    price $1,100
23. 2024-10-17
    historical $1,200
24. 2024-10-17
    listed $1,200
25. 2024-10-11
    price $1,200
26. 2024-09-13
    listed $1,300
27. 2024-09-09
    historical $1,300
28. 2024-09-05
    listed $1,300
29. 2024-09-05
    historical $1,300
30. 2024-07-26
    listed $1,300
31. 2018-08-30
    soldstatus $64,000 Sold 303-char remark

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

32. 2018-08-30
    soldstatus $64,000

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

33. 2018-08-21
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

34. 2018-08-08
    historical Due Diligence Period 303-char remark

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

35. 2018-07-16
    price $69,000 303-char remark

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

36. 2018-06-13
    listed $72,000 Active 303-char remark

    Show marketing remark (303 chars)

    Move in Ready, Clean 3 Bedroom 1 Bath House on quiet street. Great for Investor or First Time Home Buyer. Eligible for $8000 homebuyer assistance for qualified buyers. Storage Building in backyard. Convenient to shopping, highways and public transportation. Seller just installed 2 new window AC units..

37. 1994-03-01
    soldstatus $39,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$366/yr (+$31/mo · 38.7%)

ⓘ 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 · 18 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: $13,988
• − Mortgage interest: −$8,962
• − Property taxes: −$946
• − Insurance: −$800
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$4,655
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $103/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

+310.3% since first listed

23 events — show timeline

• 2026-05-28 Listed $160,000 Triad MLS
• 2026-05-27 Coming Soon $160,000 Triad MLS
• 2026-05-01 Rental Removed $1,100 SHOWMOJO
• 2026-04-16 Price Changed $1,100 SHOWMOJO
• 2026-04-11 Listed for Rent $1,000 SHOWMOJO
• 2024-12-18 Rental Removed $1,000 SHOWMOJO
• 2024-11-22 Price Changed $1,000 SHOWMOJO
• 2024-10-24 Price Changed $1,100 SHOWMOJO
• 2024-10-17 Rental Removed $1,200 RENTALBEAST
• 2024-10-17 Listed for Rent $1,200 SHOWMOJO
• 2024-10-11 Price Changed $1,200 RENTALBEAST
• 2024-09-13 Listed for Rent $1,300 RENTALBEAST
• 2024-09-09 Rental Removed $1,300 RENTALBEAST
• 2024-09-05 Listed for Rent $1,300 RENTALBEAST
• 2024-09-05 Rental Removed $1,300 SHOWMOJO
• 2024-07-26 Listed for Rent $1,300 SHOWMOJO
• 2018-08-30 Sold (Public Records) $64,000 Public Records
• 2018-08-30 Sold (MLS) $64,000 Triad MLS
• 2018-08-21 Pending — Triad MLS
• 2018-08-08 Contingent — Triad MLS
• 2018-07-16 Price Changed $69,000 Triad MLS
• 2018-06-13 Listed $72,000 Triad MLS
• 1994-03-01 Sold (Public Records) $39,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $946 · +0.0% YoY. Source: county tax records.