751 Jennifer St · Greensboro, NC 27401

$169,900

4 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 238 Days on market

Built 1963 7,405 sqft lot Est $245k · 31% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Greensboro — a perfect blend of comfort, convenience and potential. Located on a peaceful street yet just minutes from local amenities, this home offers a combination of character and accessibility. Investors, this property has a strong rental history.

Key facts

• 7,405 sq ft lot
• Built 1963
• Listed 238 days

Property features AI

Finance

• Financial info: Annual tax amount: $814
• HOA & community: No homeowners association; Subdivision: Morehead-Gilmer

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water heater: Unknown
• Home design: One-story house; Stick/site-built residential structure; Built in 1963; Facing/entry information not provided
• Construction: Brick construction; Living room fireplace
• Exterior features: Public water; Public sewer; No pool

Interior

• Bedrooms: Main level bedroom(s)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Primary bedroom on the main level; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $157k (7.4% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% 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.
• Market conditions: Rents rising (+1.8%/yr); 125 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $5k 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 238 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1963 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $245,230
• 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	0.07mi	3/2.5 (-1)	1,262 (-8%)	3mo	$249,900	$198	70
317 Gant St	0.36mi	3/2.0 (-1)	1,288 (-6%)	4mo	$191,000	$148	61
407 Gillespie St	0.35mi	3/2.0 (-1)	1,292 (-6%)	7mo	$242,000	$187	59
2120 Wythe St	0.42mi	3/2.0 (-1)	1,444 (+5%)	6mo	$275,000	$190	58
2019 Hassall St	0.30mi	3/2.0 (-1)	1,238 (-10%)	11mo	$220,500	$178	52
1709 Morning View Dr	0.29mi	3/2.0 (-1)	1,227 (-10%)	10mo	$220,000	$179	52
900 Beaumont Ave	0.71mi	3/2.0 (-1)	1,332 (-3%)	2mo	$203,800	$153	51
807 Logan St	0.66mi	3/1.5 (-1)	1,426 (+4%)	9mo	$188,000	$132	48
1209 Maury Ln	0.64mi	3/2.5 (-1)	1,304 (-5%)	11mo	$226,500	$174	42
719 S Benbow Rd	0.58mi	3/2.0 (-1)	1,188 (-13%)	6mo	$235,000	$198	37
2105 Joe Louis Ave	0.68mi	4/2.5	1,552 (+13%)	5mo	$270,500	$174	36
4 Pear Tree Ct	0.74mi	3/2.0 (-1)	1,228 (-10%)	12mo	$226,000	$184	29

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-15,886
• Equity at exit: $25,333

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,202
• Equity at exit: $14,690

Cash invested: $47,572 (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: 125
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$891
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $214

Break-even live

Break-even rent $1,302

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	23d	1	0.59mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	23d	1	0.63mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	14d	1	0.64mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	23d	1	0.64mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	14d	1	0.71mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	23d	1	0.72mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	23d	1	0.98mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	14d	1	1.05mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	14d	1	1.17mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	18d	1	1.21mi
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	14d	1	1.26mi
3817 Central Ave Greensboro, NC	4.0	2.0	1200	$1,740	$1.45	14d	1	1.28mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	23d	1	1.28mi
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	23d	1	1.32mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	23d	1	1.33mi
4014 Mountainridge Dr Greensboro, NC	4.0	2.5	1445	$1,795	$1.24	18d	1	1.40mi
4020 Mountainridge Dr Greensboro, NC	4.0	2.5	1500	$1,825	$1.22	23d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 238 DOM
2. 2026-06-17
   days on market $169,900 Active 237 DOM
3. 2026-06-16
   days on market $169,900 Active 236 DOM
4. 2026-06-15
   days on market $169,900 Active 235 DOM
5. 2026-06-14
   days on market $169,900 Active 233 DOM
6. 2026-06-10
   days on market $169,900 Active 230 DOM
7. 2026-06-09
   days on market $169,900 Active 229 DOM
8. 2026-06-08
   days on market $169,900 Active 228 DOM
9. 2026-06-07
   days on market $169,900 Active 227 DOM
10. 2026-06-03
    days on market $169,900 Active 223 DOM
11. 2026-06-02
    days on market $169,900 Active 222 DOM
12. 2026-06-01
    days on market $169,900 Active 221 DOM
13. 2026-05-31
    days on market $169,900 Active 220 DOM
14. 2026-05-31
    days on market $169,900 Active 219 DOM
15. 2026-05-02
    status Active
16. 2026-05-01
    historical
17. 2025-10-18
    listed $169,900 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: $806 · $67/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$588/yr (+$49/mo · 72.9%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,877
• − Mortgage interest: −$9,517
• − Property taxes: −$806
• − Insurance: −$850
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,943
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,628/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

3 events — show timeline

• 2026-05-02 Relisted — Triad MLS
• 2026-05-01 Delisted — Triad MLS
• 2025-10-18 Listed $169,900 Triad MLS

Property tax history

+0.7%/yr

Latest (2025): $806 · -1.0% YoY. Source: county tax records.