2314 Acorn Rd · Greensboro, NC 27406

$164,900

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 52 Days on market

Built 1968 9,583 sqft lot Est $136k · 21% over

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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 +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1968

Property features AI

Finance

• Other: Public directions available
• HOA & community: No association fees (listed association name: High Point); Subdivision: Greenfield

Exterior

• Parking: Attached carport; Driveway (paved)
• Security: Smoke detector(s); Dead bolt(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1968; Existing structure
• Construction: Brick construction; Slab foundation; Shallow one-level layout
• Exterior features: Fenced yard; Public-maintained road frontage; Level lot

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Primary bedroom located on the main level; Attic with access only; Storm door(s); Insulated windows; Storm doors; Ceiling fan(s); Dead bolt(s); Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer connection on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $39 ($469/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 $132k (19.9% below list).
• Recommended offer: $132k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Millis Road Elementary (math 65% / reading 57%, grade B, #196 of 1,410 statewide, top 14%, 486 students, 56% FRL); Jamestown Middle (math 26% / reading 42%, grade F, #294 of 475 statewide, top 63%, 940 students, 69% FRL); Lucy Ragsdale High (math 45% / reading 58%, grade D+, #299 of 535 statewide, top 56%, 1,346 students, 61% FRL).
• Market conditions: Rents rising (+2.2%/yr); 264 active listings in the ZIP; 5 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 $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 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,032 (19.9% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 Ponderosa Dr	0.27mi	2/1.0	817 (+1%)	8mo	$137,000	$168	79
2212 Willow Rd	0.17mi	2/1.0	810 (0%)	24mo	$136,000	$168	72

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-25,374
• Equity at exit: $24,587

10-year hold

• IRR: -8.4%
• Equity multiple: 0.49×
• Total profit: $-23,508
• Equity at exit: $14,258

Cash invested: $46,172 (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 27406

• Rents YoY: 2.2%
• Active inventory: 264
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $39

Break-even live

Break-even rent $1,271

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $86	+0% $39	+5% $-8	+10% $-54
Rent	-10% $-65	-5% $-13	+0% $39	+5% $91	+10% $143
Rate	-1.0pp $122	-0.5pp $81	base $39	+0.5pp $-4	+1.0pp $-47

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Willow Rd Greensboro, NC	3.0	1.0	999	$1,400	$1.40	25d	1	0.15mi
3223 Pleasant Garden Rd Greensboro, NC	1.0–2.0	1.0–2.0	900	$1,250	$1.39	23d	28	0.70mi
402 E Montcastle Dr Greensboro, NC	1.0–3.0	1.0–2.0	920	$1,125	$1.22	25d	10	1.29mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	25d	1	1.32mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	25d	1	1.40mi

Listing history 12 events

1. 2026-06-02
   status $164,900 Pending 52 DOM
2. 2026-06-01
   days on market $164,900 Due Diligence Period 52 DOM
3. 2026-05-31
   days on market $164,900 Due Diligence Period 51 DOM
4. 2026-05-31
   days on market $164,900 Due Diligence Period 50 DOM
5. 2026-05-08
   historical Due Diligence Period
6. 2026-05-08
   price $164,900
7. 2026-04-10
   listed $174,900 Active
8. 2025-09-09
   soldstatus $92,000 Closed 748-char remark

   Show marketing remark (748 chars)

   Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

9. 2025-09-09
   soldstatus $92,000

   Show marketing remark (748 chars)

   Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

10. 2025-08-18
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

11. 2025-08-14
    price $99,900 748-char remark

    Show marketing remark (748 chars)

    Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

12. 2025-08-06
    listed $109,900 Active 748-char remark

    Show marketing remark (748 chars)

    Lowest priced house in Greensboro! This property is ready for a full renovation and offers plenty of upside for investors. It has a brand new architectural shingle roof, brick exterior, covered carport and a flat, fenced yard. It sits on a quiet street but is still only minutes from Hwy 29, I-40, and downtown Greensboro. The interior has been completely cleared out and is ready for your vision. This market is about to explode. New industries are moving in and bringing thousands of jobs like Jet Zero, Boom Super Sonic, the Toyota plant and much more. Now is the best time to invest in low priced, quality houses like this before all the other investors and buyers move in. Houses at this price are rarely seen so don't wait or you'll miss out!

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$506/yr (+$42/mo · 59.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $15,844
• − Mortgage interest: −$9,237
• − Property taxes: −$846
• − Insurance: −$824
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,797
• Taxable loss: −$2,396
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $1,044/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

+50.0% since first listed

8 events — show timeline

• 2026-05-08 Contingent — Triad MLS
• 2026-05-08 Price Changed $164,900 Triad MLS
• 2026-04-10 Listed $174,900 Triad MLS
• 2025-09-09 Sold (Public Records) $92,000 Public Records
• 2025-09-09 Sold (MLS) $92,000 Triad MLS
• 2025-08-18 Pending — Triad MLS
• 2025-08-14 Price Changed $99,900 Triad MLS
• 2025-08-06 Listed $109,900 Triad MLS

Property tax history

+2.1%/yr

Latest (2025): $846 · -12.3% YoY. Source: county tax records.