719 Forrest St · High Point, NC 27262

$239,900

3 bd · 1.5 ba · 1,764 sqft · SingleFamily public records · 331 Days on market

Built 1939 0.27 ac lot Est $270k · 11% 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).

• Cash flow +17.0/30.0
• ARV discount +12.5/15.0
• DSCR +5.3/10.0
• 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

School days will be here soon. You won't want to miss out on this rare opportunity to save and invest at the same time in one of the Nation's Best Cities High Point. You will be able to walk or ride your bike to America's Premier University The High Point U. This home is just one block from Qubein Dr. and two blocks up from one of the University Main Entrance located at Qubein Dr. and N Centennial, This home will have you feeling right at home as you do your studying. A two car carport for the late summer / fall cook-outs and studying outside. A warm fireplace to sit around while studying in the winter The four bedrooms and two bath also allows you the opportunity to earn income leasing

Key facts

• Move-in ready
• 20'0 x 20'0 carport
• Primary closet

Tags

• HARDWOOD FLOORS
• FIREPLACE
• PRIMARY CLOSET
• PARTIAL FENCED BACKYARD
• 20'0 X 20'0 CARPORT
• MOVE-IN READY

Property features AI

Finance

• Other: Located in the Park Place subdivision; Directions: N. Main to Qubein to Forrest
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Driveway; Carport parking with 2 covered spaces
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Residential stick/site-built house; One-and-a-half stories; Built in 1939
• Construction: Aluminum siding; 1 fireplace; Existing structure
• Exterior features: Level lot; Partially wooded; No pool

Interior

• Kitchen: Kitchen on main level; Gas water heater
• Bedrooms: Bedrooms located on main and second levels
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating powered by natural gas
• Interior features: Wood flooring; Partially finished basement; Sunroom; Mudroom; 9 total rooms; One fireplace located in the living room
• Laundry & utility: Basement provides additional utility/finished space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $215k (10.5% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Kirkman Park Elementary (math 32% / reading 37%, grade F, #835 of 1,410 statewide, top 62%, 259 students, 99% FRL); T Wingate Andrews High (math 27% / reading 27%, grade F, #468 of 535 statewide, top 88%, 717 students, 99% FRL) — zoned schools average 99% 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; 11 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 40% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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 331 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $240k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $269,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Farriss Ave	0.26mi	3/2.0	1,560 (-12%)	3mo	$322,500	$207	64
313 Woodrow Ave	0.17mi	3/1.5	2,017 (+14%)	7mo	$170,000	$84	62
506 Denny St	0.37mi	4/2.0 (+1)	1,669 (-5%)	6mo	$120,000	$72	62
409 Woodrow Ave	0.11mi	4/2.0 (+1)	1,914 (+8%)	22mo	$312,000	$163	56
226 Woodrow Ave	0.30mi	3/2.0	1,950 (+10%)	17mo	$317,000	$163	52
828 E Lexington Ave	0.41mi	3/2.0	1,928 (+9%)	14mo	$109,000	$57	52
503 Richardson Ave	0.55mi	4/3.0 (+1)	1,634 (-7%)	2mo	$245,000	$150	50
713 Forrest St	0.03mi	2/1.0 (-1)	1,513 (-14%)	22mo	$255,000	$169	49
403 Vine St	0.46mi	4/3.0 (+1)	1,634 (-7%)	9mo	$249,900	$153	48
815 Willow Pl	0.42mi	3/1.5	1,554 (-12%)	18mo	$120,000	$77	45
406 E Lexington Ave	0.44mi	4/3.0 (+1)	1,634 (-7%)	16mo	$260,000	$159	43
1404 Forrest St	0.73mi	3/2.0	1,637 (-7%)	14mo	$218,000	$133	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-33,142
• Equity at exit: $35,770

10-year hold

• IRR: -8.8%
• Equity multiple: 0.50×
• Total profit: $-33,355
• Equity at exit: $20,742

Cash invested: $67,172 (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: $2,147 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $160

Break-even live

Break-even rent $1,944

Max offer price $239,900

Occupancy floor 88%

Sensitivity live

Price	-10% $296	-5% $228	+0% $160	+5% $93	+10% $25
Rent	-10% $-9	-5% $76	+0% $160	+5% $245	+10% $330
Rate	-1.0pp $281	-0.5pp $221	base $160	+0.5pp $98	+1.0pp $35

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Woodrow Ave High Point, NC	4.0	2.0	1863	$2,650	$1.42	20d	1	0.11mi
230 Woodrow Ave High Point, NC	4.0	2.0	2471	$2,650	$1.07	25d	1	0.28mi
1208 Madison St High Point, NC	4.0	2.5	1550	$1,745	$1.13	25d	1	0.46mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	20d	1	0.54mi
1503 Larkin St High Point, NC	4.0	3.0	1688	$2,250	$1.33	25d	1	0.76mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,443	$1.44	16d	7	1.09mi
1408 E Martin Luther King Jr Dr High Point, NC	3.0	2.0	1456	$1,450	$1.00	25d	1	1.14mi
1611 Brockett Ave High Point, NC	3.0	2.0	1280	$1,350	$1.05	25d	1	1.37mi
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	25d	1	1.40mi
1508 Whitehall St High Point, NC	3.0	2.0	1616	$1,800	$1.11	25d	1	1.40mi
511 Jeanette Ave High Point, NC	3.0	1.5	1664	$1,950	$1.17	25d	1	1.44mi

Listing history 24 events

1. 2026-06-22
   pricedays on market $239,900 Active 331 DOM
2. 2026-06-18
   days on market $259,900 Active 328 DOM
3. 2026-06-17
   days on market $259,900 Active 327 DOM
4. 2026-06-16
   days on market $259,900 Active 326 DOM
5. 2026-06-15
   days on market $259,900 Active 325 DOM
6. 2026-06-14
   days on market $259,900 Active 323 DOM
7. 2026-06-10
   days on market $259,900 Active 320 DOM
8. 2026-06-09
   days on market $259,900 Active 319 DOM
9. 2026-06-08
   days on market $259,900 Active 318 DOM
10. 2026-06-07
    days on market $259,900 Active 317 DOM
11. 2026-06-03
    days on market $259,900 Active 313 DOM
12. 2026-06-02
    days on market $259,900 Active 312 DOM
13. 2026-06-01
    days on market $259,900 Active 311 DOM
14. 2026-05-31
    days on market $259,900 Active 310 DOM
15. 2026-05-31
    pricedays on market $259,900 Active 309 DOM
16. 2026-05-06
    price $269,800
17. 2026-04-06
    price $269,900
18. 2026-01-12
    price $274,900
19. 2025-10-01
    price $275,000
20. 2025-08-06
    price $287,000
21. 2025-07-25
    listed $288,000 Active
22. 2003-05-01
    soldstatus $130,000
23. 1997-09-01
    soldstatus $82,500
24. 1986-07-01
    soldstatus $44,500

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 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: $25,760
• − Mortgage interest: −$13,438
• − Property taxes: −$2,129
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$6,979
• Taxable loss: −$2,107
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $2,431/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

+506.3% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $269,800 Triad MLS
• 2026-04-06 Price Changed $269,900 Triad MLS
• 2026-01-12 Price Changed $274,900 Triad MLS
• 2025-10-01 Price Changed $275,000 Triad MLS
• 2025-08-06 Price Changed $287,000 Triad MLS
• 2025-07-25 Listed $288,000 Triad MLS
• 2003-05-01 Sold (Public Records) $130,000 Public Records
• 1997-09-01 Sold (Public Records) $82,500 Public Records
• 1986-07-01 Sold (Public Records) $44,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,129 · -0.8% YoY. Source: county tax records.