2009 Mcguinn Dr · High Point, NC 27265

$99,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 35 Days on market

Built 1940 8,276 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out your next investment opportunity! This home has brand new windows, new lifetime metal roof, new doors, new gutters, new front porch, and all new flooring. located less than a mile from High Point University!

Key facts

• Open floor plan
• New vanity
• New paint

Tags

• OPEN FLOOR PLAN
• NEW VANITY
• NEW REFRIGERATOR
• NEW PAINT
• CLOSE TO SHOPPING
• CLOSE TO HIGHWAY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: Public sewer; Electric water heater
• Home design: Single-story house; Stick/site-built residential structure; Built in 1940; Existing construction
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public-maintained road access; Public water

Interior

• Kitchen: Free-standing range
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump with natural gas backup; Central air
• Interior features: Primary bedroom on the main level; Carpet and tile flooring
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Montlieu Academy of Technology (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 501 students, 99% FRL); Welborn Middle (math 11% / reading 29%, grade F, #429 of 475 statewide, top 91%, 419 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.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-17 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 (+2.4%/yr); 273 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 $684 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $34k; list at $99k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,884
• Equity at exit: $14,761

10-year hold

• IRR: 7.2%
• Equity multiple: 1.53×
• Total profit: $14,684
• Equity at exit: $8,560

Cash invested: $27,720 (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 27265

• Rents YoY: 2.4%
• Active inventory: 273
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $233

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $289	-5% $261	+0% $233	+5% $205	+10% $177
Rent	-10% $150	-5% $191	+0% $233	+5% $275	+10% $317
Rate	-1.0pp $283	-0.5pp $258	base $233	+0.5pp $207	+1.0pp $181

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Suffolk Ave High Point, NC	1.0–3.0	1.0–2.0	870	$795	$0.91	25d	1	0.68mi
2609 Suffolk Ave High Point, NC	1.0–3.0	1.0–2.0	1000	$925	$0.93	15d	15	0.70mi
2501 Ambassador Ct High Point, NC	1.0–3.0	1.0–2.0	925	$1,066	$1.15	15d	8	0.87mi
1450 Bergamot Loop High Point, NC	2.0	1.0	650	$1,025	$1.58	25d	1	1.01mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$960	$0.96	15d	7	1.08mi
856 Lakecrest Ave High Point, NC	1.0–2.0	1.0–2.0	791	$1,082	$1.37	15d	11	1.32mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$950	$1.32	25d	1	1.45mi
212 Morgan Pl High Point, NC	2.0	1.0	560	$750	$1.34	25d	1	1.45mi

Listing history 28 events

1. 2026-06-18
   status $99,000 Active 35 DOM
2. 2026-06-18
   status $99,000 Pending 35 DOM
3. 2026-06-17
   days on market $99,000 Due Diligence Period 35 DOM
4. 2026-06-16
   days on market $99,000 Due Diligence Period 34 DOM
5. 2026-06-15
   days on market $99,000 Due Diligence Period 33 DOM
6. 2026-06-14
   statusdays on market $99,000 Due Diligence Period 31 DOM
7. 2026-06-10
   days on market $99,000 Active 28 DOM
8. 2026-06-09
   days on market $99,000 Active 27 DOM
9. 2026-06-08
   days on market $99,000 Active 26 DOM
10. 2026-06-07
    days on market $99,000 Active 25 DOM
11. 2026-06-03
    days on market $99,000 Active 21 DOM
12. 2026-06-02
    days on market $99,000 Active 20 DOM
13. 2026-06-01
    days on market $99,000 Active 19 DOM
14. 2026-05-31
    days on market $99,000 Active 18 DOM
15. 2026-05-31
    days on market $99,000 Active 17 DOM
16. 2026-05-13
    listed $99,000 Active
17. 2020-05-21
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Come check out your next investment opportunity! This home has brand new windows, new lifetime metal roof, new doors, new gutters, new front porch, and all new flooring. located less than a mile from High Point University!

18. 2020-04-23
    soldstatus $34,000 Closed 222-char remark

    Show marketing remark (222 chars)

    Come check out your next investment opportunity! This home has brand new windows, new lifetime metal roof, new doors, new gutters, new front porch, and all new flooring. located less than a mile from High Point University!

19. 2020-01-28
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Come check out your next investment opportunity! This home has brand new windows, new lifetime metal roof, new doors, new gutters, new front porch, and all new flooring. located less than a mile from High Point University!

20. 2020-01-01
    listed $42,500 Active 222-char remark

    Show marketing remark (222 chars)

    Come check out your next investment opportunity! This home has brand new windows, new lifetime metal roof, new doors, new gutters, new front porch, and all new flooring. located less than a mile from High Point University!

21. 2019-07-09
    price $44,900
22. 2019-07-09
    price $45,900
23. 2018-11-20
    soldstatus $19,000 Sold
24. 2018-10-31
    status Pending
25. 2018-05-11
    status Active
26. 2018-05-01
    historical Due Diligence Period
27. 2018-03-23
    listed $30,000 Active
28. 1995-09-01
    soldstatus $30,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$328/yr (+$27/mo · 67.7%)

ⓘ 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 15% 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: $12,667
• − Mortgage interest: −$5,546
• − Property taxes: −$484
• − Insurance: −$495
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,880
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,501/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): 48,798
• Household income: $73,981
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1095.0

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 0.61)
• Race & ethnicity: White 56% Black 23% Hispanic / Latino 9% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -207.73%
• Current HPI: 217.0263
• Rent YoY: ▲ 2.38%
• 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

+230.0% since first listed

13 events — show timeline

• 2026-05-13 Listed $99,000 Triad MLS
• 2020-05-21 Pending — Triad MLS
• 2020-04-23 Sold (MLS) $34,000 Triad MLS
• 2020-01-28 Pending — Triad MLS
• 2020-01-01 Listed $42,500 Triad MLS
• 2019-07-09 Price Changed $44,900 Triad MLS
• 2019-07-09 Price Changed $45,900 Triad MLS
• 2018-11-20 Sold (MLS) $19,000 Triad MLS
• 2018-10-31 Pending — Triad MLS
• 2018-05-11 Relisted — Triad MLS
• 2018-05-01 Contingent — Triad MLS
• 2018-03-23 Listed $30,000 Triad MLS
• 1995-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $484 · -0.8% YoY. Source: county tax records.