1401 Pershing St · High Point, NC 27260

$50,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 22 Days on market

Built 1955 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in High Point for buyers ready to take on a full renovation or redevelopment project. Property is currently secured/boarded with no interior access, and the interior condition is unknown. Buyer should plan for significant improvements and a full evaluation of the structure and systems. Sold as-is, this property offers a strong opportunity to add value through renovation or new construction. Cash purchase required. Ideal for investors or builders seeking their next project. Property will be conveyed by trustee's deed. This and 6 other properties can be purchased as a package- MLS# 1216354, 1216357, 1216358, 1216359, 1216394, 1216396

Key facts

• 6,969 sq ft lot
• Built 1955
• Listed 22 days

Property features AI

Finance

• Other: Total building area listed as 768; Lot approximately 0.16 acre
• HOA & community: Association: High Point (no active association fees indicated)

Exterior

• Parking: Driveway parking
• Utilities: Public sewer; No water heater listed
• Home design: One-story single-family house; Stick/site built construction; Built in 1955
• Construction: Asbestos construction materials; Crawl space foundation
• Exterior features: Public water; Publicly maintained road; No pool; No guest house

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedrooms on main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Natural gas heating; No central cooling
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 2.07% ✓
• Cap rate: 17.81%
• Cash-on-cash: 41.14%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $128,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 E Green Dr	0.16mi	2/1.0	778 (+1%)	7mo	$146,000	$188	85
915 Jefferson St	0.23mi	2/1.0	780 (+2%)	10mo	$152,900	$196	78
916 Asheboro St	0.33mi	2/1.0	810 (+6%)	8mo	$119,900	$148	68
1423 E Commerce Ave	0.36mi	3/2.0 (+1)	796 (+4%)	3mo	$158,000	$198	66
230 Windley St	0.66mi	2/1.0	797 (+4%)	3mo	$140,000	$176	60
2410 Friends Ave	0.70mi	2/1.0	768 (0%)	11mo	$128,000	$167	58
1116 Winslow St	0.50mi	2/1.0	840 (+9%)	5mo	$120,000	$143	57
1303 Leonard Ave	0.52mi	2/1.0	686 (-11%)	4mo	$80,000	$117	55
1701 Franklin Ave	0.45mi	2/1.0	840 (+9%)	14mo	$76,000	$90	52
1018 Asheboro St	0.42mi	2/1.0	877 (+14%)	12mo	$174,000	$198	47
1000 Garrison St	0.71mi	3/2.0 (+1)	816 (+6%)	9mo	$77,000	$94	40
2103 Wesley Dr	0.55mi	3/1.0 (+1)	871 (+13%)	9mo	$135,400	$155	40

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: 38.4%
• Equity multiple: 2.65×
• Total profit: $23,149
• Equity at exit: $7,455

10-year hold

• IRR: 45.2%
• Equity multiple: 5.45×
• Total profit: $62,347
• Equity at exit: $4,323

Cash invested: $14,000 (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 27260

• Rents YoY: 3.6%
• Active inventory: 128
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$262
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $480

Break-even live

Break-even rent $426

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 Franklin Ave High Point, NC	2.0	1.0	650	$750	$1.15	23d	1	0.23mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	14d	1	0.36mi
1701 Franklin Ave High Point, NC	2.0	1.0	840	$1,350	$1.61	23d	1	0.41mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	0.65mi
1109 Garrison St High Point, NC	2.0	1.0	768	$1,100	$1.43	23d	1	0.79mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	0.83mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	23d	2	0.94mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	23d	3	0.96mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	23d	1	0.97mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	23d	1	0.99mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	18d	1	1.00mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	1.06mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	1.09mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	1.14mi
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	1.23mi
212 Morgan Pl High Point, NC	2.0	1.0	560	$750	$1.34	23d	1	1.23mi
820 Mobile St Unit A High Point, NC	2.0	2.0	550	$995	$1.81	21d	1	1.26mi
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	23d	1	1.31mi
709 Langford Ave High Point, NC	2.0	1.0	840	$1,200	$1.43	14d	1	1.37mi
1150 Roberts Ln High Point, NC	3.0	1.0	900	$1,099	$1.22	23d	1	1.39mi
1506 Wendell Ave High Point, NC	3.0	1.0	1024	$1,175	$1.15	23d	1	1.41mi
1307 Camden Ave High Point, NC	3.0	1.0	875	$1,500	$1.71	23d	1	1.49mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-04-16
   listed $50,000 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: $640 · $53/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,400
• − Mortgage interest: −$2,801
• − Property taxes: −$640
• − Insurance: −$250
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,455
• Taxable income: $5,271
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,495/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

2 events — show timeline

• 2026-05-09 Pending — Triad MLS
• 2026-04-16 Listed $50,000 Triad MLS

Property tax history

+6.6%/yr

Latest (2025): $640 · +62.9% YoY. Source: county tax records.