1015 Adams St · High Point, NC 27262

$90,000

2 bd · 2.0 ba · 1,172 sqft · SingleFamily public records · 1 Days on market

Built 1920 8,712 sqft lot Est $179k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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 MLS

Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

Key facts

• 8,712 sq ft lot
• Built 1920

Property features AI

Finance

• Other: Property located in Greensboro association area (no membership)
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: Duplex residential income property; Built in 1920
• Construction: Electric water heater
• Exterior features: Public water; No pool

Interior

• Heating & cooling: No heating; No cooling; No fuel for heating
• Interior features: No basement

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$179,316) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.9% 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: 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: Northwood Elementary (math 28% / reading 27%, grade F, #1,028 of 1,410 statewide, top 73%, 469 students, 99% FRL); Ferndale Middle (math 16% / reading 32%, grade F, #401 of 475 statewide, top 84%, 537 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 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 124 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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 $48k; list at $90k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $90,000

Questions for the listing agent

1. Built in 1920 — 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: 1.47% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $179,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Kennedy Ave	0.17mi	2/2.0	1,118 (-5%)	5mo	$110,000	$98	80
1205 Adams St	0.19mi	3/2.0 (+1)	1,180 (+1%)	11mo	$219,900	$186	75
421 Gatewood Ave	0.31mi	2/1.0	1,129 (-4%)	4mo	$215,000	$190	72
1110 Adams St	0.07mi	3/1.0 (+1)	1,278 (+9%)	7mo	$125,000	$98	67
602 Westwood Ave	0.40mi	3/2.0 (+1)	1,240 (+6%)	2mo	$205,500	$166	65
113 Edgeworth St	0.20mi	3/1.0 (+1)	1,224 (+4%)	12mo	$95,000	$78	65
1116 Raleigh Ct	0.53mi	3/2.0 (+1)	1,180 (+1%)	8mo	$180,000	$153	63
523 Cross St	0.66mi	3/2.0 (+1)	1,078 (-8%)	6mo	$115,000	$107	46
603 Quaker Ln	0.43mi	3/2.0 (+1)	1,316 (+12%)	14mo	$225,000	$171	42
609 Cross St	0.73mi	3/1.5 (+1)	1,050 (-10%)	4mo	$115,122	$110	39
312 W Ray Ave	0.63mi	3/1.0 (+1)	1,284 (+10%)	12mo	$190,000	$148	36
1713 W Rotary Dr	0.75mi	3/2.5 (+1)	1,290 (+10%)	17mo	$215,000	$167	27

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: 14.4%
• Equity multiple: 1.56×
• Total profit: $14,208
• Equity at exit: $13,419

10-year hold

• IRR: 21.6%
• Equity multiple: 2.67×
• Total profit: $42,149
• Equity at exit: $7,782

Cash invested: $25,200 (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 27262

• Rents YoY: 0.9%
• Active inventory: 124
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $495

Break-even live

Break-even rent $692

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $546	-5% $521	+0% $495	+5% $470	+10% $444
Rent	-10% $391	-5% $443	+0% $495	+5% $547	+10% $599
Rate	-1.0pp $541	-0.5pp $518	base $495	+0.5pp $472	+1.0pp $448

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	25d	1	0.08mi
709 Langford Ave High Point, NC	2.0	1.0	840	$1,200	$1.43	15d	1	0.74mi
208 W Parkway Ave Unit A High Point, NC	1.0	1.0	750	$1,500	$2.00	25d	1	0.87mi
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	25d	1	1.11mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	25d	1	1.11mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	25d	1	1.12mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	20d	1	1.19mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	25d	1	1.22mi

Listing history 10 events

1. 2026-05-10
   status Pending
2. 2026-05-09
   listed $90,000 Active
3. 2020-09-16
   soldstatus $48,000 Closed 312-char remark

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

4. 2020-09-16
   soldstatus $48,000

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

5. 2020-09-03
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

6. 2020-08-14
   status Active 312-char remark

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

7. 2020-08-12
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

8. 2020-07-28
   listed $55,000 Active 312-char remark

   Show marketing remark (312 chars)

   Investor Special!! Long term tenants in this Duplex, 1 bed 1 bath on each side. Great opportunity to add this to your rental portfolio. Tenants are on a month to month but are willing to stay. Updated in 2013, roof, electric, plumbing, and floors. Currently rented for $525. Potential rent for both units $800!

9. 2018-07-28
   price $43,500
10. 1987-12-01
    soldstatus $23,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$294/yr (+$25/mo · 66.4%)

ⓘ 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: $15,824
• − Mortgage interest: −$5,041
• − Property taxes: −$444
• − Insurance: −$450
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,618
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,806/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

+291.3% since first listed

10 events — show timeline

• 2026-05-10 Pending — Triad MLS
• 2026-05-09 Listed $90,000 Triad MLS
• 2020-09-16 Sold (Public Records) $48,000 Public Records
• 2020-09-16 Sold (MLS) $48,000 Triad MLS
• 2020-09-03 Pending — Triad MLS
• 2020-08-14 Relisted — Triad MLS
• 2020-08-12 Pending — Triad MLS
• 2020-07-28 Listed $55,000 Triad MLS
• 2018-07-28 Price Changed $43,500 Triad MLS
• 1987-12-01 Sold (Public Records) $23,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $444 · -40.1% YoY. Source: county tax records.