1015 Moody St · Greensboro, NC 27401

$90,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 23 Days on market

Built 1960 7,405 sqft lot Est $79k · 14% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

Key facts

• New mini split
• 7,405 sq ft lot
• Built 1960

Tags

• INTERIOR FINISHES UPGRADED
• NEW MINI SPLIT

Property features AI

Finance

• Other: Listing broker: Easy Homes LLC
• HOA & community: No homeowners association; Subdivision: Washington Park

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electric water heater (listed as electric/unknown)
• Home design: Residential stick/site-built house; One story; Built in 1960
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water; Public maintained road; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Primary bedroom on the main level; Storm doors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Otis L Hairston Sr Middle (math 13% / reading 22%, grade F, #445 of 475 statewide, top 94%, 631 students, 100% FRL); James B Dudley High (math 34% / reading 40%, grade F, #414 of 535 statewide, top 79%, 1,491 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 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 (+1.8%/yr); 130 active listings in the ZIP; 7 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 $622 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $44k; list at $90k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 1.25% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $78,624
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 S English St	0.22mi	2/1.0	672 (+8%)	2mo	$80,000	$119	75
912 S English St	0.25mi	2/1.0	672 (+8%)	4mo	$85,000	$126	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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $4,578
• Equity at exit: $13,419

10-year hold

• IRR: 13.1%
• Equity multiple: 1.99×
• Total profit: $24,912
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$472
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $323

Break-even live

Break-even rent $714

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $373	-5% $348	+0% $323	+5% $297	+10% $272
Rent	-10% $234	-5% $278	+0% $323	+5% $367	+10% $411
Rate	-1.0pp $368	-0.5pp $345	base $323	+0.5pp $299	+1.0pp $275

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Spencer St Greensboro, NC	2.0	1.0	720	$1,295	$1.80	25d	1	0.43mi
307 Avalon Rd Greensboro, NC	1.0–2.0	1.0	650	$895	$1.38	25d	3	0.46mi
402 Winston St Greensboro, NC	2.0	1.0	640	$1,150	$1.80	25d	1	1.09mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	20d	1	1.13mi
3520 Calumet Pl Greensboro, NC	1.0	1.0	650	$1,150	$1.77	25d	1	1.27mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	16d	1	1.31mi
3715 Cameron Ave Unit B Greensboro, NC	2.0	1.0	680	$950	$1.40	20d	1	1.34mi

Listing history 16 events

1. 2026-06-10
   status $90,000 Pending 23 DOM
2. 2026-06-09
   days on market $90,000 Due Diligence Period 23 DOM
3. 2026-06-08
   days on market $90,000 Due Diligence Period 22 DOM
4. 2026-06-07
   days on market $90,000 Due Diligence Period 21 DOM
5. 2026-06-03
   statusdays on market $90,000 Due Diligence Period 17 DOM
6. 2026-06-02
   days on market $90,000 Active 16 DOM
7. 2026-06-01
   days on market $90,000 Active 15 DOM
8. 2026-05-31
   days on market $90,000 Active 14 DOM
9. 2026-05-31
   days on market $90,000 Active 13 DOM
10. 2026-05-17
    listed $90,000 Active
11. 2021-04-16
    soldstatus $44,000 Closed 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

12. 2021-03-06
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

13. 2021-03-02
    historical Due Diligence Period 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

14. 2020-12-27
    price $45,000 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

15. 2020-12-10
    price $48,000 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

16. 2020-11-05
    listed $49,900 Active 173-char remark

    Show marketing remark (173 chars)

    Looking to start or add to your rental portfolio or call it home?? This is it! Conveniently located in Greensboro, tenant occupied month to month lease . see agent remarks.

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$87/yr (+$7/mo · 13.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,462
• − Mortgage interest: −$5,041
• − Property taxes: −$651
• − Insurance: −$450
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,618
• Taxable income: $2,547
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $3,259/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

+80.4% since first listed

7 events — show timeline

• 2026-05-17 Listed $90,000 Triad MLS
• 2021-04-16 Sold (MLS) $44,000 Triad MLS
• 2021-03-06 Pending — Triad MLS
• 2021-03-02 Contingent — Triad MLS
• 2020-12-27 Price Changed $45,000 Triad MLS
• 2020-12-10 Price Changed $48,000 Triad MLS
• 2020-11-05 Listed $49,900 Triad MLS

Property tax history

+3.3%/yr

Latest (2025): $651 · -1.0% YoY. Source: county tax records.