1500 Deep River Rd · High Point, NC 27265

$699,000

None bd · None ba · 4,662 sqft · MultiFamily public records · 29 Days on market

Built 1986 1.10 ac 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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Single story 7- unit apartment building. Ample paved parking. Located across from Deep River Villas townhomes. Tenants pay their own utilities. Refrigerators and stoves are owned by the seller and included with the sale. Washers and dryers are owned by the tenants. Rents range from $700 to $800 per month with a current total gross monthly revenue of $5200/month. Exterior painted April 2026. Gutter guards in place to reduce maintenance.

Key facts

• Ample paved parking
• 1.1 acre lot
• 16 parking spots

Tags

• AMPLE PAVED PARKING
• GUTTER GUARDS IN PLACE

Property features AI

Finance

• HOA & community: Associated with High Point (no homeowners association required)

Exterior

• Parking: Paved parking with 16 total spaces; No garage spaces
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential income property configured as an apartment; Existing structure built in 1986; Accessible entrance with two or more access exits
• Construction: Brick and wood siding construction
• Exterior features: Cleared city lot; Lot dimensions approximately 273 x 188 x 264 x 188

Interior

• Kitchen: Electric water heater (appliance listed)
• Flooring: Carpet; Concrete; Vinyl
• Heating & cooling: Central air; Heat pump heating; Electric heating
• Interior features: Carpet, concrete, and vinyl flooring
• Laundry & utility: Washer/dryer connection

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $222/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $699k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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 (+2.4%/yr); 273 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• At $7,365/mo this rent would consume 119% of the median local household income ($74k/yr) (locally 1095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 29 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $699k implies a 233% 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 $688,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.9

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-19,010
• Equity at exit: $104,223

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $91,535
• Equity at exit: $60,437

Cash invested: $195,720 (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: 55.4×

Monthly cashflow live

• Estimated rent: $7,365 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$306 /mo · $3,673/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,547
• Net cashflow: $1,555

Break-even live

Break-even rent $5,396

Max offer price $699,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,951	-5% $1,753	+0% $1,555	+5% $1,358	+10% $1,160
Rent	-10% $974	-5% $1,264	+0% $1,555	+5% $1,846	+10% $2,137
Rate	-1.0pp $1,907	-0.5pp $1,733	base $1,555	+0.5pp $1,374	+1.0pp $1,190

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$7,364
Total (7 units)			$7,365

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   statusdays on market $699,000 Pending 29 DOM
2. 2026-06-10
   days on market $699,000 Due Diligence Period 28 DOM
3. 2026-06-09
   days on market $699,000 Due Diligence Period 27 DOM
4. 2026-06-08
   days on market $699,000 Due Diligence Period 26 DOM
5. 2026-06-07
   days on market $699,000 Due Diligence Period 25 DOM
6. 2026-06-03
   days on market $699,000 Due Diligence Period 21 DOM
7. 2026-06-02
   days on market $699,000 Due Diligence Period 20 DOM
8. 2026-06-01
   days on market $699,000 Due Diligence Period 19 DOM
9. 2026-05-31
   days on market $699,000 Due Diligence Period 18 DOM
10. 2026-05-31
    days on market $699,000 Due Diligence Period 17 DOM
11. 2026-05-18
    historical Due Diligence Period
12. 2026-05-13
    listed $699,000 Active
13. 1993-08-01
    soldstatus $210,000
14. 1992-03-01
    soldstatus $200,000

ⓘ 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: $3,673 · $306/mo
• Projected year-2 tax: $5,732 · $478/mo
• Expected delta: +$2,059/yr (+$172/mo · 56.0%)

ⓘ 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: $88,380
• − Mortgage interest: −$39,155
• − Property taxes: −$3,673
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,070
• − Management: −$7,070
• − Depreciation: −$20,335
• Taxable income: $7,582
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $16,845/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

+249.5% since first listed

4 events — show timeline

• 2026-05-18 Contingent — Triad MLS
• 2026-05-13 Listed $699,000 Triad MLS
• 1993-08-01 Sold (Public Records) $210,000 Public Records
• 1992-03-01 Sold (Public Records) $200,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $3,673 · -0.8% YoY. Source: county tax records.