1434 N Hamilton St · High Point, NC 27262

$189,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 1 Days on market

Built 1928 7,405 sqft lot Est $262k · 28% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy modern updates and classic charm in this beautifully refreshed 4-bedroom, 2-bath home. The main-level primary suite features a private en-suite bath, while fresh paint and new LVP flooring create a bright, updated feel throughout. Spacious living areas include ceiling fans, built-in shelving, and plenty of natural light. The kitchen offers a pantry, dishwasher, slide-in range/oven, exhaust fan, and ample cabinet space. Laundry room conveniently located on the main level. Upstairs provides additional bedrooms and flexible living space. Enjoy the convenience of an oversized 1-car attached garage. Recent updates include newer HVAC and roof. Move-in ready and conveniently located near sho

Key facts

• Newer roof
• Ample cabinet space
• Built-in shelving

Tags

• PRIVATE EN-SUITE BATH
• BUILT-IN SHELVING
• AMPLE CABINET SPACE
• NEWER HVAC
• NEWER ROOF

Property features AI

Finance

• Other: Subdivision: Clark - Lambeth; Directions available to property
• HOA & community: No homeowners association; Association listed as Greensboro (no active association)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Electric water heater; Electric service
• Home design: Residential stick/site-built house; Two levels; Built in 1928; Existing structure
• Construction: Vinyl siding exterior; Crawl space foundation
• Exterior features: Public water; No pool; Publicly maintained road; Lot approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Free-standing electric range; Exhaust fan
• Bedrooms: Multiple upstairs bedrooms (second level rooms present); Primary suite on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump (electric); Central air conditioning
• Interior features: Primary bedroom located on the main level; Built-in features; Pantry
• Laundry & utility: Main level laundry with dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.8% 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 flat; 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($65k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $144k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,000

Questions for the listing agent

1. Built in 1928 — 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: 1.04% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 Blain St	0.34mi	3/2.0 (-1)	1,678 (-0%)	14mo	$155,000	$92	67
511 Farriss Ave	0.38mi	3/2.0 (-1)	1,560 (-7%)	3mo	$322,500	$207	63
1423 Hamilton St	0.05mi	3/2.0 (-1)	1,448 (-14%)	15mo	$137,000	$95	57
416 W Lexington Ave	0.66mi	3/2.0 (-1)	1,758 (+5%)	5mo	$303,000	$172	52
301 Rockspring Rd	0.44mi	3/2.5 (-1)	1,823 (+8%)	10mo	$250,000	$137	49
531 Farriss Ave	0.48mi	4/2.0	1,486 (-12%)	13mo	$275,000	$185	47
1404 Forrest St	0.70mi	3/2.0 (-1)	1,637 (-3%)	14mo	$218,000	$133	46
105 Idol St	0.48mi	5/2.0 (+1)	1,848 (+10%)	12mo	$225,000	$122	46
512 Guilford Ave	0.35mi	3/2.5 (-1)	1,449 (-14%)	10mo	$255,000	$176	46
510 Rockspring Rd	0.70mi	3/1.5 (-1)	1,616 (-4%)	14mo	$252,500	$156	42
828 E Lexington Ave	0.54mi	3/2.0 (-1)	1,928 (+15%)	14mo	$109,000	$57	34
407 Colonial Dr	0.73mi	3/1.0 (-1)	1,436 (-14%)	13mo	$316,500	$220	22

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-9,960
• Equity at exit: $28,181

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $7,050
• Equity at exit: $16,341

Cash invested: $52,920 (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 27262

• Rents YoY: 0.9%
• Active inventory: 120
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$991
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $389

Break-even live

Break-even rent $1,464

Max offer price $189,000

Occupancy floor 75%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Larkin St High Point, NC	4.0	3.0	1688	$2,250	$1.33	23d	1	0.15mi
1208 Madison St High Point, NC	4.0	2.5	1550	$1,745	$1.13	23d	1	0.20mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	19d	1	0.28mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,443	$1.44	14d	7	0.64mi
409 Woodrow Ave High Point, NC	4.0	2.0	1863	$2,650	$1.42	19d	1	0.71mi
1508 Whitehall St High Point, NC	3.0	2.0	1616	$1,800	$1.11	23d	1	0.83mi
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,190	$1.18	14d	10	1.13mi
511 Jeanette Ave High Point, NC	3.0	1.5	1664	$1,950	$1.17	23d	1	1.28mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $189,000 Active 1 DOM

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$512/yr (+$43/mo · 49.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,475
• − Mortgage interest: −$10,587
• − Property taxes: −$1,038
• − Insurance: −$945
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$5,498
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $4,272/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): 28,353
• Household income: $65,006
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1046.0

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 0.65)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 12% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 10% Other Indo-European 5% 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: ▼ -279.14%
• Current HPI: 205.6152
• Rent YoY: ▲ 0.90%
• 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

+260.0% since first listed

11 events — show timeline

• 2026-06-18 Listed $189,000 Triad MLS
• 2026-06-05 Sold (Public Records) $144,113 Public Records
• 2025-08-21 Price Changed $324,900 Triad MLS
• 2025-07-15 Price Changed $319,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $339,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $361,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $369,900 CANOPYMLS as Distributed by MLS Grid
• 2025-05-31 Listed $380,000 CANOPYMLS as Distributed by MLS Grid
• 2024-09-17 Sold (Public Records) $100,000 Public Records
• 1997-12-12 Sold (Public Records) $58,900 Public Records
• 1989-09-01 Sold (Public Records) $52,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,038 · -0.8% YoY. Source: county tax records.