531 W Ward Ave · High Point, NC 27260

$75,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 22 Days on market

Built 1947 8,712 sqft lot Est $79k · 5% under

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +9.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DUPLEX. Investment opportunity located within High Point’s Southwest Renewal area, an initiative focused on neighborhood revitalization and long-term growth. This location presents potential for investors looking to be part of an area experiencing ongoing improvement and reinvestment. Property is secured/boarded with no interior access, and the interior condition is unknown. Buyer should plan for a full renovation or possible redevelopment. Sold as-is, this property offers the chance to reimagine and add value in a developing area. Cash purchase required. Ideal for investors or builders ready to take on their next project. Property will be conveyed by trustee's deed. This and 6 other

Key facts

• 8,712 sq ft lot
• Built 1947
• Listed 22 days

Property features AI

Finance

• HOA & community: No association; Located in High Point area

Exterior

• Parking: Driveway parking
• Utilities: Public water supply; Public sewer; No water heater listed
• Home design: Residential single-family house; Stick/site built construction; One story
• Construction: Built in 1947; Asbestos construction materials; Crawl space foundation
• Exterior features: Public water; Public sewer; Lot approximately 0.2 acre; Publicly maintained road access; No pool

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Primary bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 (+3.6%/yr); 128 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($42k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $79,184
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 S Elm St	0.17mi	2/1.0	840 (+7%)	2mo	$76,000	$90	78
709 Langford Ave	0.34mi	2/1.0	840 (+7%)	19mo	$61,500	$73	57
1616 Fowler Pl	0.55mi	1/1.0 (-1)	735 (-6%)	14mo	$77,000	$105	47
1100 Textile Pl	0.40mi	1/1.0 (-1)	692 (-12%)	22mo	$70,000	$101	39

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.60×
• Total profit: $12,548
• Equity at exit: $11,183

10-year hold

• IRR: 24.0%
• Equity multiple: 3.13×
• Total profit: $44,660
• Equity at exit: $6,485

Cash invested: $21,000 (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 27260

• Rents YoY: 3.6%
• Active inventory: 128
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $377

Break-even live

Break-even rent $586

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Cassell St High Point, NC	3.0	1.0	975	$1,050	$1.08	23d	1	0.06mi
820 Mobile St Unit A High Point, NC	2.0	2.0	550	$995	$1.81	21d	1	0.12mi
709 Langford Ave High Point, NC	2.0	1.0	840	$1,200	$1.43	14d	1	0.32mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	23d	1	1.18mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	23d	1	1.22mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	23d	2	1.22mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	23d	3	1.24mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	23d	1	1.26mi
1235 Franklin Ave High Point, NC	2.0	1.0	650	$750	$1.15	23d	1	1.42mi

Listing history 3 events

1. 2026-05-09
   status Pending
2. 2026-04-17
   listed $75,000 Active
3. 1986-03-01
   soldstatus $25,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$157/yr (+$13/mo · 34.3%)

ⓘ 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: $12,760
• − Mortgage interest: −$4,201
• − Property taxes: −$458
• − Insurance: −$375
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,182
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,687/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): 25,299
• Household income: $42,308
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1005.0

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 0.67)
• Race & ethnicity: Black 51% Hispanic / Latino 20% White 15% Asian 10% Two or more races 10%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Italian 1%
• Foreign-born: 17% · Canada, Philippines, Dominican Republic
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -107.22%
• Current HPI: 159.2101
• Rent YoY: ▲ 3.64%
• 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

+200.0% since first listed

3 events — show timeline

• 2026-05-09 Pending — Triad MLS
• 2026-04-17 Listed $75,000 Triad MLS
• 1986-03-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $458 · -0.8% YoY. Source: county tax records.