912 S English St · Greensboro, NC 27401

$115,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 12 Days on market

Built 1953 6,969 sqft lot Est $85k · 36% over

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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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 912 S English Street, this charming home is good for investors! Nestled in a quiet, established neighborhood just minutes from downtown Greensboro, this property offers both comfort and style. This home features two bedrooms, one bath home and outside, enjoy a large fenced backyard perfect for gardening, play, or outdoor gatherings. Don't wait to long, book a tour today!

Key facts

• 6,969 sq ft lot
• Built 1953
• Listed 12 days

Tags

• INDIVIDUALIZED CLIMATE CONTROL
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Located in the Washington Park subdivision
• HOA & community: Not in an association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater; Electric-powered systems
• Home design: Single-story house; Stick/site-built residential structure; Built in 1953; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water; Publicly maintained road; Lot about 0.16 acres; No pool; No guest house

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (electric)
• Interior features: Primary bedroom located on the main level; Attic access only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $221 ($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 8.6% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $115,000

Questions for the listing agent

1. Built in 1953 — 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. 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?
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: 1.00% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 S English St	0.00mi	2/1.0	672 (0%)	4mo	$85,000	$126	97
915 S English St	0.03mi	2/1.0	672 (0%)	2mo	$80,000	$119	97

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,979
• Equity at exit: $17,147

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $7,161
• 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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 125
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $221

Break-even live

Break-even rent $872

Max offer price $115,000

Occupancy floor 76%

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
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	23d	1	0.18mi
307 Avalon Rd Greensboro, NC	1.0–2.0	1.0	650	$895	$1.38	23d	3	0.34mi
402 Winston St Greensboro, NC	2.0	1.0	640	$1,150	$1.80	23d	1	0.89mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	18d	1	1.04mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	14d	1	1.10mi
3520 Calumet Pl Greensboro, NC	1.0	1.0	650	$1,150	$1.77	23d	1	1.23mi
3715 Cameron Ave Unit B Greensboro, NC	2.0	1.0	680	$950	$1.40	18d	1	1.33mi
702 Ross Ave Greensboro, NC	2.0	1.0	672	$1,200	$1.79	23d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $115,000 Active 12 DOM
2. 2026-06-17
   days on market $115,000 Active 11 DOM
3. 2026-06-16
   days on market $115,000 Active 10 DOM
4. 2026-06-15
   days on market $115,000 Active 9 DOM
5. 2026-06-14
   days on market $115,000 Active 7 DOM
6. 2026-06-10
   days on market $115,000 Active 4 DOM
7. 2026-06-09
   days on market $115,000 Active 3 DOM
8. 2026-06-08
   days on market $115,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    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: $457 · $38/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$486/yr (+$41/mo · 106.4%)

ⓘ 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 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: $13,830
• − Mortgage interest: −$6,442
• − Property taxes: −$457
• − Insurance: −$575
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,345
• Taxable income: $798
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,465/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

+475.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $115,000 Triad MLS
• 2026-02-26 Sold (Public Records) $85,000 Public Records
• 2026-02-25 Sold (MLS) $85,000 Triad MLS
• 2026-02-10 Pending — Triad MLS
• 2026-01-20 Contingent — Triad MLS
• 2026-01-17 Listed $99,900 Triad MLS
• 1998-05-13 Sold (Public Records) $20,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $457 · -1.0% YoY. Source: county tax records.