1118 English St · Greensboro, NC 27401

$185,000

3 bd · 1.5 ba · 1,269 sqft · SingleFamily public records · 70 Days on market

Built 1982 10,454 sqft lot Est $231k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms 2 baths brick home for sale. New roof, new wood stair railings. This is a Fannie Mae HomePath property (See the Special Offers). Sold as-is! Addenda apply.

Key facts

• 0.24 acre lot
• Built 1982
• Listed 70 days

Property features AI

Finance

• Other: No pool; No guest house
• Financial info: Annual tax information available (not included per instructions)
• HOA & community: No homeowners association; Located in the Avalon Heights subdivision

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater; Natural gas for heating
• Home design: Residential stick/site-built house; One-story home; Built in 1982
• Construction: Brick construction; Shallow crawl space foundation
• Exterior features: Public-maintained road access; Public water source

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating fueled by natural gas
• Interior features: Primary bedroom located on the main level; Crawl space basement; One fireplace in the living room
• Laundry & utility: No separate laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $49 ($593/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 $151k (18.6% below list).
• Recommended offer: $151k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% 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.
• Zoned schools: Otis L Hairston Sr Middle (math 13% / reading 22%, grade F, #445 of 475 statewide, top 94%, 631 students, 100% FRL); James B Dudley High (math 34% / reading 40%, grade F, #414 of 535 statewide, top 79%, 1,491 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 130 active listings in the ZIP; 18 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).
• This rent runs 38% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• 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 $150,549 (18.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $230,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Linda Jones Ave	0.26mi	3/2.5	1,262 (-1%)	3mo	$249,900	$198	80
2127 Mcconnell Rd	0.13mi	3/2.0	1,132 (-11%)	2mo	$215,000	$190	72
2027 Florida St	0.56mi	3/2.0	1,250 (-2%)	4mo	$100,000	$80	66
317 Gant St	0.64mi	3/2.0	1,288 (+2%)	4mo	$191,000	$148	62
2120 Wythe St	0.20mi	3/2.0	1,444 (+14%)	6mo	$275,000	$190	61
1404 Ardmore Dr	0.34mi	3/2.0	1,094 (-14%)	1mo	$225,000	$206	58
7 Pear Tree Ct	0.47mi	3/2.5	1,153 (-9%)	2mo	$209,900	$182	57
1402 Ardmore Dr	0.33mi	3/2.0	1,087 (-14%)	2mo	$225,000	$207	57
1512 Hooks St	0.72mi	3/1.0	1,287 (+1%)	6mo	$145,900	$113	57
900 Beaumont Ave	0.69mi	3/2.0	1,332 (+5%)	2mo	$203,800	$153	56
315 Gillespie St	0.67mi	3/1.0	1,150 (-9%)	1mo	$125,000	$109	50
1616 Dunbar St	0.73mi	3/1.0	1,089 (-14%)	3mo	$188,000	$173	38

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-28,721
• Equity at exit: $27,584

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-28,525
• Equity at exit: $15,995

Cash invested: $51,800 (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: 130
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$970
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $49

Break-even live

Break-even rent $1,443

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $102	+0% $49	+5% $-3	+10% $-55
Rent	-10% $-70	-5% $-10	+0% $49	+5% $109	+10% $168
Rate	-1.0pp $143	-0.5pp $96	base $49	+0.5pp $1	+1.0pp $-47

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	16d	1	0.34mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	25d	1	0.35mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	25d	1	0.69mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	25d	1	0.69mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.91mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	0.92mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	1.00mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	20d	1	1.06mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	16d	1	1.12mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	16d	1	1.16mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	25d	1	1.21mi
3817 Central Ave Greensboro, NC	4.0	2.0	1200	$1,740	$1.45	16d	1	1.39mi
3900 Hahns Ln Greensboro, NC	2.0	1.0	880	$955	$1.09	16d	8	1.44mi
4014 Mountainridge Dr Greensboro, NC	4.0	2.5	1445	$1,795	$1.24	20d	1	1.44mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	25d	1	1.45mi
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	25d	1	1.45mi
309 Holt Ave Greensboro, NC	2.0	1.0	1000	$1,175	$1.18	25d	1	1.45mi
4020 Mountainridge Dr Greensboro, NC	4.0	2.5	1500	$1,825	$1.22	25d	1	1.46mi

Listing history 22 events

1. 2026-06-17
   status $185,000 Pending 70 DOM
2. 2026-06-16
   days on market $185,000 Due Diligence Period 70 DOM
3. 2026-06-15
   days on market $185,000 Due Diligence Period 69 DOM
4. 2026-06-14
   days on market $185,000 Due Diligence Period 67 DOM
5. 2026-06-10
   days on market $185,000 Due Diligence Period 64 DOM
6. 2026-06-09
   days on market $185,000 Due Diligence Period 63 DOM
7. 2026-06-08
   days on market $185,000 Due Diligence Period 62 DOM
8. 2026-06-07
   days on market $185,000 Due Diligence Period 61 DOM
9. 2026-06-03
   days on market $185,000 Due Diligence Period 57 DOM
10. 2026-06-02
    days on market $185,000 Due Diligence Period 56 DOM
11. 2026-06-01
    days on market $185,000 Due Diligence Period 55 DOM
12. 2026-05-31
    days on market $185,000 Due Diligence Period 54 DOM
13. 2026-05-31
    days on market $185,000 Due Diligence Period 53 DOM
14. 2026-04-07
    listed $185,000 Active
15. 2024-01-31
    historical $1,370
16. 2024-01-20
    price $1,370
17. 2023-12-22
    price $1,395
18. 2023-12-05
    listed $1,445
19. 2018-09-12
    soldstatus $171,000
20. 2013-06-13
    soldstatus $42,000 166-char remark

    Show marketing remark (166 chars)

    3 bedrooms 2 baths brick home for sale. New roof, new wood stair railings. This is a Fannie Mae HomePath property (See the Special Offers). Sold as-is! Addenda apply.

21. 2013-03-14
    listed $44,500 166-char remark

    Show marketing remark (166 chars)

    3 bedrooms 2 baths brick home for sale. New roof, new wood stair railings. This is a Fannie Mae HomePath property (See the Special Offers). Sold as-is! Addenda apply.

22. 1978-06-01
    soldstatus $10,000

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$404/yr (+$34/mo · 36.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,066
• − Mortgage interest: −$10,363
• − Property taxes: −$1,113
• − Insurance: −$925
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$5,382
• Taxable loss: −$2,607
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,218/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

+1750.0% since first listed

9 events — show timeline

• 2026-04-07 Listed $185,000 Triad MLS
• 2024-01-31 Rental Removed $1,370 RENTLY
• 2024-01-20 Price Changed $1,370 RENTLY
• 2023-12-22 Price Changed $1,395 RENTLY
• 2023-12-05 Listed for Rent $1,445 RENTLY
• 2018-09-12 Sold (Public Records) $171,000 Public Records
• 2013-06-13 Sold (MLS) $42,000 Triad MLS
• 2013-03-14 Listed $44,500 Triad MLS
• 1978-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,113 · -1.0% YoY. Source: county tax records.