420 Beech St · Greensboro, NC 27401

$189,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1985 5,662 sqft lot Est $189k · 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 +16.3/30.0
• ARV discount +7.3/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 2-bath home conveniently located near North Carolina A & T University and downtown Greensboro. Features a fenced in yard and offers excellent potential as an investment property or primary residence.

Key facts

• Primary residence
• Investment property
• Fenced in yard

Tags

• FENCED IN YARD
• INVESTMENT PROPERTY
• PRIMARY RESIDENCE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1985; Living room fireplace
• Construction: Wood siding; Slab foundation
• Exterior features: Fenced yard; Public-maintained road

Interior

• Kitchen: Disposal; Free-standing range; Range hood; Electric water heater
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Primary bedroom on main level; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $163k (14.1% below list).
• Recommended offer: $163k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: John Van Lindley Elementary (math 37% / reading 53%, grade D-, #568 of 1,410 statewide, top 41%, 468 students, 56% FRL); Kiser Middle (math 37% / reading 50%, grade D, #182 of 475 statewide, top 40%, 902 students, 58% FRL); Grimsley High (math 60% / reading 62%, grade C+, #202 of 535 statewide, top 39%, 1,899 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 130 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $190k implies a 121% 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 $163,138 (14.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $189,024
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Bluford St	0.09mi	3/1.0	960 (-9%)	3mo	$223,500	$233	74
702 5th Ave	0.33mi	2/1.0 (-1)	1,037 (-2%)	12mo	$253,000	$244	63
701 Park Ave	0.24mi	2/1.5 (-1)	956 (-10%)	5mo	$180,000	$188	62
306 Regan St	0.15mi	3/1.0	953 (-10%)	21mo	$140,000	$147	55
514 Boyd St	0.28mi	2/1.0 (-1)	932 (-12%)	21mo	$167,000	$179	40
709 N Church St	0.58mi	2/1.0 (-1)	1,148 (+9%)	18mo	$165,000	$144	34
215 Marshall St	0.73mi	2/1.0 (-1)	925 (-12%)	6mo	$80,000	$86	31

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-26,103
• Equity at exit: $28,315

10-year hold

• IRR: -6.9%
• Equity multiple: 0.58×
• Total profit: $-22,243
• Equity at exit: $16,419

Cash invested: $53,172 (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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$996
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $105

Break-even live

Break-even rent $1,498

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $213	-5% $159	+0% $105	+5% $51	+10% $-2
Rent	-10% $-24	-5% $41	+0% $105	+5% $170	+10% $234
Rate	-1.0pp $201	-0.5pp $154	base $105	+0.5pp $56	+1.0pp $6

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 N Dudley St Greensboro, NC	3.0	2.0	1264	$2,200	$1.74	16d	1	0.07mi
506 Martin St Greensboro, NC	3.0	2.0	1296	$1,500	$1.16	25d	1	0.66mi
201 N Elm St Greensboro, NC	2.0	2.0	1154	$2,195	$1.90	25d	1	0.68mi
201 N Elm St Greensboro, NC	2.0	2.0	1046	$2,298	$2.20	16d	2	0.69mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	16d	1	0.79mi
2011 Lutheran St Greensboro, NC	2.0	1.0	800	$985	$1.23	25d	1	0.79mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	16d	8	0.81mi
451 N Eugene St Greensboro, NC	1.0–2.0	1.0–2.0	1021	$2,309	$2.26	16d	6	0.85mi
404 W Smith St Greensboro, NC	1.0–2.0	1.0–2.0	803	$1,719	$2.14	16d	8	0.89mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	16d	1	0.90mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	16d	1	0.92mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	25d	1	0.93mi
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	25d	1	0.94mi
238 E Lewis St #302 Greensboro, NC	2.0	2.0	1270	$1,795	$1.41	25d	1	0.98mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.12mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	25d	1	1.12mi
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	25d	1	1.24mi
801 W McGee St #25 Greensboro, NC	2.0	2.0	960	$1,550	$1.61	23d	1	1.24mi
1410 Maple St Greensboro, NC	3.0	1.0	1015	$1,150	$1.13	16d	1	1.29mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	25d	1	1.31mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	25d	1	1.32mi
1000 Hill St Greensboro, NC	2.0	1.0	888	$850	$0.96	23d	1	1.33mi
1004 Hill St Unit 1004-A Greensboro, NC	3.0	2.0	1087	$1,195	$1.10	25d	1	1.33mi
1700 N Elm St Unit J3 Greensboro, NC	2.0	1.0	841	$1,350	$1.61	25d	1	1.38mi
808 Idlewood Dr Greensboro, NC	3.0	1.0	900	$1,499	$1.67	21d	1	1.38mi
1007 Hill St Unit 1007-C Greensboro, NC	2.0	2.5	1050	$1,595	$1.52	25d	1	1.39mi
1604 Textile Dr Greensboro, NC	2.0	1.0	930	$1,245	$1.34	25d	1	1.42mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	16d	1	1.50mi

Listing history 11 events

1. 2026-06-07
   status $189,900 Pending 14 DOM
2. 2026-06-03
   days on market $189,900 Due Diligence Period 14 DOM
3. 2026-06-02
   days on market $189,900 Due Diligence Period 13 DOM
4. 2026-06-01
   days on market $189,900 Due Diligence Period 12 DOM
5. 2026-05-31
   days on market $189,900 Due Diligence Period 11 DOM
6. 2026-05-31
   days on market $189,900 Due Diligence Period 10 DOM
7. 2026-05-20
   listed $189,900 Active
8. 2002-08-07
   soldstatus $86,000
9. 1999-09-02
   soldstatus $84,000
10. 1998-03-01
    soldstatus $71,500
11. 1998-01-01
    soldstatus $41,200

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$254/yr (+$21/mo · 19.5%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $19,577
• − Mortgage interest: −$10,637
• − Property taxes: −$1,303
• − Insurance: −$950
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,524
• Taxable loss: −$1,970
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,736/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

+360.9% since first listed

5 events — show timeline

• 2026-05-20 Listed $189,900 Triad MLS
• 2002-08-07 Sold (Public Records) $86,000 Public Records
• 1999-09-02 Sold (Public Records) $84,000 Public Records
• 1998-03-01 Sold (Public Records) $71,500 Public Records
• 1998-01-01 Sold (Public Records) $41,200 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,303 · -1.0% YoY. Source: county tax records.