908 Lincoln St · Greensboro, NC 27401

$175,000

3 bd · 1.5 ba · 1,032 sqft · SingleFamily public records · 166 Days on market

Built 1951 6,969 sqft lot Est $194k · 10% under ↓ 3% since listing

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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 +13.5/30.0
• ARV discount +11.9/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming brick ranch in the heart of Greensboro! Featuring 4 bedrooms and 1.5 baths, this home offers a great layout with hardwood flooring throughout the main level, a cozy fireplace in the living room, and tons of natural light. Spacious kitchen with room to update and add value. Full basement provides excellent storage or future expansion opportunity. Situated in the established Lincoln Grove neighborhood close to downtown amenities, local schools, parks, and major road access. Whether you’re a first-time buyer or looking to invest, this home delivers potential and location together. Schedule your showing today!

Key facts

• Hardwood flooring
• Spacious kitchen
• Full basement

Tags

• BRICK RANCH
• HARDWOOD FLOORING
• COZY FIREPLACE
• SPACIOUS KITCHEN
• FULL BASEMENT
• CLOSE TO DOWNTOWN AMENITIES

Property features AI

Finance

• Other: Property type: Residential; Structure type: House; Road maintained by public authority; Building area total 1,548; Basement area 516; One fireplace located in living room; Directions: From Downtown Greensboro, head north on N Elm St. Turn right onto W Russell Ave. Continue to Lincoln St and turn left. Property is on the right.
• HOA & community: No homeowners association; Subdivision: Lincoln Grove

Exterior

• Parking: Gravel parking
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric heating
• Home design: House (stick/site built); One story; Built in 1951; Existing structure; Living room fireplace
• Construction: Brick and vinyl siding construction; Unfinished basement; Basement present
• Exterior features: No fencing; Near public transit; Public transportation nearby

Interior

• Kitchen: Free-standing range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Has primary suite on main level
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $8 ($96/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 $135k (23.1% below list).
• Recommended offer: $135k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+1.8%/yr); 125 active listings in the ZIP; 26 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).
• This rent runs 34% 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 $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 166 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $134,645 (23.1% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $194,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Duke St	0.35mi	3/2.0	1,064 (+3%)	6mo	$85,000	$80	71
1013 Duke St	0.22mi	3/1.0	962 (-7%)	10mo	$170,000	$177	68
2127 Mcconnell Rd	0.36mi	3/2.0	1,132 (+10%)	2mo	$215,000	$190	64
610 Bingham St	0.24mi	3/2.0	1,159 (+12%)	10mo	$219,000	$189	59
315 Gillespie St	0.42mi	3/1.0	1,150 (+11%)	1mo	$125,000	$109	58
1402 Ardmore Dr	0.70mi	3/2.0	1,087 (+5%)	2mo	$225,000	$207	55
1404 Ardmore Dr	0.71mi	3/2.0	1,094 (+6%)	1mo	$225,000	$206	54
1408 Willow Rd	0.57mi	3/2.0	932 (-10%)	2mo	$200,000	$215	54
2222 E Gate City Blvd	0.43mi	3/1.5	1,125 (+9%)	13mo	$190,300	$169	54
907 Logan St	0.40mi	3/1.0	880 (-15%)	9mo	$130,000	$148	47
1109 Benjamin Benson St	0.73mi	3/2.0	1,134 (+10%)	2mo	$212,500	$187	46
922 Llano Pl	0.73mi	3/1.0	903 (-12%)	3mo	$170,000	$188	41

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-29,555
• Equity at exit: $26,093

10-year hold

• IRR: -11.4%
• Equity multiple: 0.35×
• Total profit: $-31,918
• 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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 125
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$918
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $8

Break-even live

Break-even rent $1,336

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $58	+0% $8	+5% $-42	+10% $-91
Rent	-10% $-98	-5% $-45	+0% $8	+5% $61	+10% $114
Rate	-1.0pp $96	-0.5pp $53	base $8	+0.5pp $-37	+1.0pp $-83

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	24d	1	0.34mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	24d	1	0.37mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	24d	1	0.42mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	24d	1	0.52mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	15d	1	0.69mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	19d	1	0.69mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	15d	1	0.69mi
600 Banner Ave Unit 614-B Greensboro, NC	2.0	1.5	850	$850	$1.00	24d	1	0.75mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	15d	1	0.76mi
522 Banner Ave Greensboro, NC	3.0	2.0	822	$1,600	$1.95	24d	1	0.76mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	15d	1	0.78mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	24d	1	0.80mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.84mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.84mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	15d	1	0.86mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	24d	1	0.94mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	19d	1	0.97mi
2011 Lutheran St Greensboro, NC	2.0	1.0	800	$985	$1.23	24d	1	1.01mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	24d	1	1.01mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	24d	1	1.03mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	24d	1	1.05mi
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	15d	1	1.13mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	24d	1	1.28mi
238 E Lewis St #302 Greensboro, NC	2.0	2.0	1270	$1,795	$1.41	24d	1	1.33mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	15d	8	1.45mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	24d	1	1.49mi

Listing history 15 events

1. 2026-06-15
   statusdays on market $175,000 Pending 166 DOM
2. 2026-06-14
   days on market $175,000 Due Diligence Period 165 DOM
3. 2026-06-10
   days on market $175,000 Due Diligence Period 162 DOM
4. 2026-06-09
   days on market $175,000 Due Diligence Period 161 DOM
5. 2026-06-08
   days on market $175,000 Due Diligence Period 160 DOM
6. 2026-06-07
   days on market $175,000 Due Diligence Period 159 DOM
7. 2026-06-03
   days on market $175,000 Due Diligence Period 155 DOM
8. 2026-06-02
   days on market $175,000 Due Diligence Period 154 DOM
9. 2026-06-01
   days on market $175,000 Due Diligence Period 153 DOM
10. 2026-05-31
    days on market $175,000 Due Diligence Period 152 DOM
11. 2026-05-31
    days on market $175,000 Due Diligence Period 151 DOM
12. 2026-05-20
    historical Due Diligence Period
13. 2026-05-01
    price $175,000
14. 2026-03-18
    price $177,400
15. 2025-12-30
    listed $179,900 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: $781 · $65/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$654/yr (+$55/mo · 83.8%)

ⓘ 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 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: $16,157
• − Mortgage interest: −$9,803
• − Property taxes: −$781
• − Insurance: −$875
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$5,091
• Taxable loss: −$2,977
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $811/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

-2.7% since first listed

4 events — show timeline

• 2026-05-20 Contingent — Triad MLS
• 2026-05-01 Price Changed $175,000 Triad MLS
• 2026-03-18 Price Changed $177,400 Triad MLS
• 2025-12-30 Listed $179,900 Triad MLS

Property tax history

+0.7%/yr

Latest (2025): $781 · -1.0% YoY. Source: county tax records.