1503 Cloverdale St · High Point, NC 27260

$115,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 8 Days on market

Built 1913 6,969 sqft lot Est $210k · 45% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with Endless Potential! This 3-bedroom, 1-bath home offers a great opportunity for investors, flippers, or owner-occupants looking to add value. Situated on a spacious lot with a generous backyard, the property features solid bones and plenty of upside. Whether you're seeking your next fix-and-flip project, a long-term rental investment, or a home to renovate and make your own, this property checks all the boxes. Priced aggressively for a quick sale, don't miss this chance to capitalize on a great investment opportunity!

Key facts

• 6,969 sq ft lot
• Built 1913
• Listed 8 days

Property features AI

Finance

• HOA & community: Associated with High Point (no homeowners association required)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One and one-half stories; Built in 1913; Existing structure
• Construction: Vinyl and wood siding; Crawl space foundation
• Exterior features: Public water source; Publicly maintained road; Lot approximately 0.16 acre with dimensions 148 x 58 x 126 x 52; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary on main
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating (wood fuel); No central air conditioning
• Interior features: Primary bedroom located on the main level; Two fireplaces located in the den and living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.9% vs local median 4.0% in High Point — 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 77/100 on livability (#31 in NC, #3,084 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities D, employment D.
• 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 (+3.6%/yr); 128 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/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 $795 of loan paydown is wiped out by about $3k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $115k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $115,000

Questions for the listing agent

1. Built in 1913 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $210,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Wise Ave	0.69mi	3/2.0	1,288 (-4%)	1mo	$125,000	$97	57
537 Flint Ave	0.40mi	3/2.0	1,150 (-14%)	1mo	$207,500	$180	53
700 Vail Ave	0.68mi	3/2.0	1,304 (-2%)	9mo	$190,000	$146	52
707 Park St	0.67mi	3/2.0	1,262 (-6%)	7mo	$224,900	$178	49
429 Tate St	0.72mi	3/2.5	1,410 (+5%)	4mo	$225,000	$160	48
801 Amos St	0.71mi	3/2.5	1,250 (-7%)	6mo	$200,000	$160	45
507 E Grimes Ave	0.71mi	3/2.5	1,460 (+9%)	3mo	$229,900	$157	43
608 Vail Ave	0.67mi	3/2.5	1,483 (+11%)	4mo	$200,000	$135	42
800 George Pl	0.68mi	3/2.5	1,483 (+11%)	6mo	$200,000	$135	39
625 Fairview St	0.56mi	3/2.0	1,144 (-14%)	9mo	$175,000	$153	38
909 Sharon St	0.69mi	3/2.0	1,164 (-13%)	5mo	$218,000	$187	38
423 Tate St	0.75mi	4/2.0 (+1)	1,536 (+15%)	3mo	$188,000	$122	29

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,905
• Equity at exit: $17,147

10-year hold

• IRR: 8.7%
• Equity multiple: 1.68×
• Total profit: $22,047
• Equity at exit: $9,943

Cash invested: $32,200 (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 27260

• Rents YoY: 3.6%
• Active inventory: 128
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $251

Break-even live

Break-even rent $897

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	23d	1	0.41mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	23d	1	0.76mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	23d	1	0.80mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	23d	2	0.81mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	23d	3	0.83mi
2452 Bellemeade St High Point, NC	2.0–3.0	2.0	1050	$1,560	$1.49	14d	9	1.35mi
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	23d	1	1.42mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	1.46mi

Listing history 6 events

1. 2026-06-16
   statusdays on market $115,000 Pending 8 DOM
2. 2026-06-15
   days on market $115,000 Active 7 DOM
3. 2026-06-14
   days on market $115,000 Active 5 DOM
4. 2026-06-10
   days on market $115,000 Active 2 DOM
5. 2026-06-09
   remarks 543-char remark
6. 2026-06-09
   listed $115,000 Active 1 DOM

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$250/yr (+$21/mo · 36.0%)

ⓘ 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 5/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,577
• − Mortgage interest: −$6,442
• − Property taxes: −$693
• − Insurance: −$575
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,345
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,725/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 — High Point

• Score: 77/100
• State rank: #31
• US rank: #3084

Category grades

Amenities D Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Point, NC
• County: Guilford County · 487,190 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 25,299
• Household income: $42,308
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1005.0

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 0.67)
• Race & ethnicity: Black 51% Hispanic / Latino 20% White 15% Asian 10% Two or more races 10%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Italian 1%
• Foreign-born: 17% · Canada, Philippines, Dominican Republic
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -107.22%
• Current HPI: 159.2101
• Rent YoY: ▲ 3.64%
• 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

+121.2% since first listed

2 events — show timeline

• 2026-06-08 Listed $115,000 Triad MLS
• 2025-11-13 Sold (Public Records) $52,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $693 · -0.8% YoY. Source: county tax records.