1205 Washington St · Greensboro, NC 27401

$149,900

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 200 Days on market

Built 1935 7,405 sqft lot Est $211k · 29% under

---

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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

Key facts

• Breakfast nook
• Front porch
• Large backyard

Tags

• OVERSIZED LAUNDRY ROOM
• BREAKFAST NOOK
• FRONT PORCH
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1935; Existing structure
• Construction: Vinyl siding; Crawl space foundation; Shingle roof not specified (no explicit roof material provided)
• Exterior features: Level lot; No fencing; No pool

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating; Window unit(s) for cooling
• Interior features: Primary bedroom located on the main level; Attic access only; Deadbolt(s); Vinyl flooring
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $136k (9.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 30 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 $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 200 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $150k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 0.91% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $210,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 S Benbow Rd	0.24mi	3/2.0 (+1)	1,188 (+1%)	6mo	$235,000	$198	77
315 Gillespie St	0.50mi	3/1.0 (+1)	1,150 (-2%)	1mo	$125,000	$109	63
1709 Morning View Dr	0.45mi	3/2.0 (+1)	1,227 (+4%)	10mo	$220,000	$179	58
610 Bingham St	0.59mi	3/2.0 (+1)	1,159 (-1%)	10mo	$219,000	$189	57
2019 Hassall St	0.57mi	3/2.0 (+1)	1,238 (+5%)	11mo	$220,500	$178	51
407 Gillespie St	0.50mi	3/2.0 (+1)	1,292 (+10%)	7mo	$242,000	$187	50
317 Gant St	0.61mi	3/2.0 (+1)	1,288 (+10%)	4mo	$191,000	$148	47
2102 Linda Jones Ave	0.73mi	3/2.5 (+1)	1,262 (+7%)	3mo	$249,900	$198	44
1118 Duke St	0.65mi	3/2.0 (+1)	1,064 (-10%)	6mo	$85,000	$80	44
714 Martin St	0.68mi	3/2.0 (+1)	1,031 (-12%)	2mo	$209,500	$203	41
701 E Bragg St	0.66mi	3/1.0 (+1)	1,080 (-8%)	8mo	$169,000	$156	40
218 Huffman St	0.68mi	3/1.5 (+1)	1,025 (-13%)	9mo	$140,000	$137	32

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-15,211
• Equity at exit: $22,351

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-6,197
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$786
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $169

Break-even live

Break-even rent $1,143

Max offer price $149,900

Occupancy floor 83%

Sensitivity live

Price	-10% $254	-5% $212	+0% $169	+5% $127	+10% $85
Rent	-10% $62	-5% $116	+0% $169	+5% $223	+10% $277
Rate	-1.0pp $245	-0.5pp $207	base $169	+0.5pp $131	+1.0pp $91

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.42mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	24d	1	0.44mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	15d	1	0.44mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	15d	1	0.46mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	24d	1	0.55mi
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	15d	1	0.58mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	15d	1	0.62mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	24d	1	0.75mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	24d	1	0.79mi
2011 Lutheran St Greensboro, NC	2.0	1.0	800	$985	$1.23	24d	1	0.80mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.88mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	0.89mi
238 E Lewis St #302 Greensboro, NC	2.0	2.0	1270	$1,795	$1.41	24d	1	0.92mi
711 Summit Ave Greensboro, NC	1.0	1.0	700	$1,025	$1.46	24d	1	0.94mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	15d	8	0.95mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	15d	1	0.96mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	19d	1	0.96mi
201 N Elm St Greensboro, NC	2.0	2.0	1154	$2,195	$1.90	24d	1	1.03mi
201 N Elm St Greensboro, NC	2.0	2.0	1046	$2,298	$2.20	15d	2	1.03mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	24d	1	1.05mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	24d	1	1.07mi
220 W Market St Greensboro, NC	1.0	1.0	858	$1,200	$1.40	24d	2	1.11mi
522 Banner Ave Greensboro, NC	3.0	2.0	822	$1,600	$1.95	24d	1	1.19mi
600 Banner Ave Unit 614-B Greensboro, NC	2.0	1.5	850	$850	$1.00	24d	1	1.20mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	24d	1	1.25mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	15d	1	1.25mi
451 N Eugene St Greensboro, NC	1.0–2.0	1.0–2.0	1021	$2,309	$2.26	15d	6	1.33mi
404 W Smith St Greensboro, NC	1.0–2.0	1.0–2.0	803	$1,719	$2.14	15d	8	1.40mi
801 W McGee St #25 Greensboro, NC	2.0	2.0	960	$1,550	$1.61	21d	1	1.45mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	24d	1	1.48mi

Listing history 20 events

1. 2026-06-01
   status $149,900 Pending 200 DOM
2. 2026-05-31
   days on market $149,900 Due Diligence Period 200 DOM
3. 2026-05-31
   days on market $149,900 Due Diligence Period 199 DOM
4. 2026-05-22
   historical Due Diligence Period
5. 2026-05-21
   price $149,900
6. 2026-05-06
   price $154,600
7. 2026-02-19
   status Active
8. 2026-02-02
   historical Due Diligence Period
9. 2026-01-15
   price $160,000
10. 2025-11-12
    listed $165,000 Active
11. 2021-04-23
    soldstatus $52,000 Closed 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

12. 2021-04-22
    soldstatus $52,000
13. 2021-03-30
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

14. 2021-03-24
    status Active 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

15. 2021-03-24
    price $65,000 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

16. 2021-03-11
    status Pending Accepting Backup Offers 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

17. 2021-02-22
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

18. 2021-02-12
    historical Due Diligence Period 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

19. 2021-02-03
    listed $68,000 Active 166-char remark

    Show marketing remark (166 chars)

    Back on the market; no fault of the seller. Plenty of space with nice sized bedrooms. Large laundry room. Great family home with a little TLC, or investment property.

20. 1992-02-01
    soldstatus $45,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$572/yr (+$48/mo · 87.1%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,294
• − Mortgage interest: −$8,397
• − Property taxes: −$657
• − Insurance: −$750
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,361
• Taxable loss: −$477
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $2,147/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

+233.1% since first listed

17 events — show timeline

• 2026-05-22 Contingent — Triad MLS
• 2026-05-21 Price Changed $149,900 Triad MLS
• 2026-05-06 Price Changed $154,600 Triad MLS
• 2026-02-19 Relisted — Triad MLS
• 2026-02-02 Contingent — Triad MLS
• 2026-01-15 Price Changed $160,000 Triad MLS
• 2025-11-12 Listed $165,000 Triad MLS
• 2021-04-23 Sold (MLS) $52,000 Triad MLS
• 2021-04-22 Sold (Public Records) $52,000 Public Records
• 2021-03-30 Pending — Triad MLS
• 2021-03-24 Relisted — Triad MLS
• 2021-03-24 Price Changed $65,000 Triad MLS
• 2021-03-11 Pending — Triad MLS
• 2021-02-22 Pending — Triad MLS
• 2021-02-12 Contingent — Triad MLS
• 2021-02-03 Listed $68,000 Triad MLS
• 1992-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $657 · -1.0% YoY. Source: county tax records.