1607 Larkin St · High Point, NC 27262

$155,000

3 bd · 1.0 ba · 911 sqft · SingleFamily public records · 100 Days on market

Built 1950 0.33 ac lot Est $159k · at est.

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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 +18.8/30.0
• ARV discount +8.7/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming house with a front porch for rocking chairs. Nice large back yard. Close and convenient to schools and shopping. Call agent's office to schedule veiwing

Key facts

• Close to schools
• Front porch
• Large back yard

Tags

• FRONT PORCH
• LARGE BACK YARD
• CLOSE TO SCHOOLS
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Other: Property listed as existing structure
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater; Natural gas available
• Home design: Single-story house; Residential, stick/site-built construction; Built in 1950; Entry and primary living areas on main level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public-maintained road; Public water; Public sewer; Lot approximately 0.33 acre; No pool; No guest house

Interior

• Kitchen: Kitchen on main level; Electric water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Heat pump; Natural gas heating fuel
• Interior features: Primary bedroom located on the main level; Total of 5 rooms
• Laundry & utility: No separate basement; crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $138k (10.7% below list).
• Recommended offer: $138k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: amenities D, 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.
• Zoned schools: Johnson Street Global Studies (math 34% / reading 31%, grade F, #897 of 1,410 statewide, top 64%, 411 students, 97% FRL); Welborn Middle (math 11% / reading 29%, grade F, #429 of 475 statewide, top 91%, 419 students, 99% FRL); High Point Central High (math 48% / reading 42%, grade D-, #350 of 535 statewide, top 66%, 1,081 students, 100% FRL) — zoned schools average 99% FRL vs 52% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 124 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 100 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $155k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $138,424 (10.7% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $159,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Avalon Pl	0.31mi	3/1.0	875 (-4%)	10mo	$130,000	$149	71
504 Avalon Pl	0.32mi	2/1.0 (-1)	875 (-4%)	7mo	$126,000	$144	68
613 Woodridge Ln	0.38mi	3/1.0	1,031 (+13%)	2mo	$152,000	$147	58
626 State Ave	0.36mi	3/1.0	1,008 (+11%)	9mo	$160,000	$159	58
1123 Denny St	0.75mi	3/1.0	900 (-1%)	11mo	$179,900	$200	54
916 Forrest St	0.71mi	3/1.0	980 (+8%)	2mo	$145,000	$148	53
1004 Tabor St	0.58mi	2/1.0 (-1)	952 (+4%)	9mo	$170,000	$179	53
910 E Dayton Ave	0.69mi	2/1.0 (-1)	846 (-7%)	3mo	$160,000	$189	48
1406 Bridges Dr	0.60mi	2/1.0 (-1)	830 (-9%)	6mo	$130,000	$157	48
1311 Cook St	0.43mi	2/1.0 (-1)	798 (-12%)	9mo	$140,000	$175	47
315 Idol St	0.64mi	3/2.0	966 (+6%)	13mo	$190,000	$197	45
910 Charlotte Ave	0.69mi	2/1.0 (-1)	834 (-8%)	5mo	$162,500	$195	44

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-18,102
• Equity at exit: $23,111

10-year hold

• IRR: -5.6%
• Equity multiple: 0.67×
• Total profit: $-14,483
• Equity at exit: $13,402

Cash invested: $43,400 (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 27262

• Rents YoY: 0.9%
• Active inventory: 124
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$813
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $156

Break-even live

Break-even rent $1,187

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $244	-5% $200	+0% $156	+5% $112	+10% $68
Rent	-10% $47	-5% $101	+0% $156	+5% $211	+10% $265
Rate	-1.0pp $234	-0.5pp $195	base $156	+0.5pp $116	+1.0pp $75

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,443	$1.44	16d	7	0.46mi
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	23d	1	0.50mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	25d	1	0.65mi
829 Putnam St High Point, NC	4.0	1.0	1013	$1,695	$1.67	25d	1	0.66mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	25d	1	0.72mi
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,190	$1.18	16d	10	1.03mi
177 W Hartley Dr High Point, NC	1.0–2.0	1.0–2.0	818	$1,218	$1.49	16d	8	1.23mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	25d	1	1.31mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	25d	1	1.31mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	25d	1	1.34mi
856 Lakecrest Ave High Point, NC	1.0–2.0	1.0–2.0	791	$1,320	$1.67	16d	11	1.44mi
928 Lakecrest Ave High Point, NC	1.0–3.0	1.5	973	$1,526	$1.57	16d	4	1.45mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	25d	1	1.49mi

Listing history 19 events

1. 2026-06-22
   days on market $155,000 Active 100 DOM
2. 2026-06-18
   days on market $155,000 Active 97 DOM
3. 2026-06-17
   days on market $155,000 Active 96 DOM
4. 2026-06-16
   days on market $155,000 Active 95 DOM
5. 2026-06-15
   days on market $155,000 Active 94 DOM
6. 2026-06-14
   days on market $155,000 Active 92 DOM
7. 2026-06-10
   days on market $155,000 Active 89 DOM
8. 2026-06-09
   days on market $155,000 Active 88 DOM
9. 2026-06-08
   days on market $155,000 Active 87 DOM
10. 2026-06-07
    days on market $155,000 Active 86 DOM
11. 2026-06-03
    days on market $155,000 Active 82 DOM
12. 2026-06-02
    days on market $155,000 Active 81 DOM
13. 2026-06-01
    days on market $155,000 Active 80 DOM
14. 2026-05-31
    days on market $155,000 Active 79 DOM
15. 2026-05-31
    days on market $155,000 Active 78 DOM
16. 2026-04-27
    price $155,000
17. 2026-03-13
    listed $170,000 Active
18. 2007-11-08
    soldstatus $49,000
19. 2002-04-26
    soldstatus $33,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$550/yr (+$46/mo · 76.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $16,611
• − Mortgage interest: −$8,682
• − Property taxes: −$721
• − Insurance: −$775
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,509
• Taxable loss: −$734
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,049/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): 28,353
• Household income: $65,006
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1046.0

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 0.65)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 5% Other Asian/Pacific 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: ▼ -279.14%
• Current HPI: 205.6152
• Rent YoY: ▲ 0.90%
• 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

+369.7% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $155,000 Triad MLS
• 2026-03-13 Listed $170,000 Triad MLS
• 2007-11-08 Sold (Public Records) $49,000 Public Records
• 2002-04-26 Sold (Public Records) $33,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $721 · -0.8% YoY. Source: county tax records.