189 Sunset Dr · High Point, NC 27360

$135,000

3 bd · 2.0 ba · 742 sqft · SingleFamily public records · 57 Days on market

Built 1983 0.45 ac lot Est $134k · at est.

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.3/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, remodeled 2-bedroom, 1-bath home with fresh paint, updated flooring, and a stylish modern kitchen. Relax on the covered front porch or unwind on the back deck in the peaceful backyard setting. The roof was recently sealed, and the home has been consistently well maintained.

Key facts

• Covered front porch
• Recently sealed roof
• Back deck

Tags

• REMODELED HOME
• MODERN KITCHEN
• COVERED FRONT PORCH
• BACK DECK
• PEACEFUL BACKYARD
• RECENTLY SEALED ROOF

Property features AI

Finance

• HOA & community: Association name: High Point (no association required)

Exterior

• Parking: Driveway with gravel surface
• Utilities: Septic tank sewer; Electric water heater; Public water source
• Home design: Manufactured home (single wide); One story; Built in 1983; Existing structure
• Construction: Aluminum siding; Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Public-maintained road access; Public water

Interior

• Kitchen: Electric water heater (appliance)
• Bedrooms: Living space includes main-level living room (one main room listed)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $43 ($514/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 $124k (8.5% below list).
• Recommended offer: $124k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 307 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $135k implies a 1700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $123,518 (8.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $134,302
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 Carsten Ave	0.45mi	2/1.0 (-1)	770 (+4%)	22mo	$139,050	$181	46

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-17,441
• Equity at exit: $20,129

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-4,482
• Equity at exit: $11,672

Cash invested: $37,800 (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 27360

• Rents YoY: 4.3%
• Active inventory: 307
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $43

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $136	-5% $89	+0% $43	+5% $-4	+10% $-50
Rent	-10% $-55	-5% $-6	+0% $43	+5% $92	+10% $140
Rate	-1.0pp $111	-0.5pp $77	base $43	+0.5pp $8	+1.0pp $-28

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 57 DOM
2. 2026-06-17
   days on market $135,000 Active 56 DOM
3. 2026-06-16
   days on market $135,000 Active 55 DOM
4. 2026-06-15
   days on market $135,000 Active 54 DOM
5. 2026-06-14
   days on market $135,000 Active 52 DOM
6. 2026-06-13
   days on market $135,000 Active 51 DOM
7. 2026-06-10
   days on market $135,000 Active 49 DOM
8. 2026-06-09
   days on market $135,000 Active 48 DOM
9. 2026-06-08
   days on market $135,000 Active 47 DOM
10. 2026-06-07
    days on market $135,000 Active 46 DOM
11. 2026-06-05
    days on market $135,000 Active 43 DOM
12. 2026-06-03
    days on market $135,000 Active 42 DOM
13. 2026-06-02
    days on market $135,000 Active 41 DOM
14. 2026-06-01
    days on market $135,000 Active 40 DOM
15. 2026-05-31
    days on market $135,000 Active 39 DOM
16. 2026-05-31
    days on market $135,000 Active 38 DOM
17. 2026-04-22
    listed $135,000 Active
18. 2002-01-01
    soldstatus $7,500
19. 2002-01-01
    soldstatus $20,000
20. 2002-01-01
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $14,822
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,927
• Taxable loss: −$1,739
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $931/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 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

• County: Davidson County · 129,088 people
• City population: 102,450
• Metro: Winston-Salem, NC
• Population (ZIP): 49,510
• Household income: $61,983
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1052.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 243.0953
• Rent YoY: ▲ 4.34%
• Metro: Winston-Salem, 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

+1700.0% since first listed

4 events — show timeline

• 2026-04-22 Listed $135,000 Triad MLS
• 2002-01-01 Sold (Public Records) $9,500 Public Records
• 2002-01-01 Sold (Public Records) $20,000 Public Records
• 2002-01-01 Sold (Public Records) $7,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $214 · +3.1% YoY. Source: county tax records.