103 Princeton Ave · High Point, NC 27262

$130,000

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 5 Days on market

Built 1930 0.28 ac lot Est $230k · 43% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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 MLS

2BR/1BA, approximately 1,413+/- SF. Large 24 x 36 detached garage/workshop. List price reflects need for repairs. Condition of HVAC, plumbing, electrical, etc unknown. Cash offers only. Bank-owned, SOLD AS-IS. Seller addendum & POF required with all offers.

Key facts

• 0.28 acre lot
• Built 1930
• Listed 5 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1930
• Construction: Masonite and vinyl siding exterior; Slab foundation
• Exterior features: No pool; Public-maintained road; Public water

Interior

• Kitchen: Electric water heater (kitchen uses electric water heater)
• Bedrooms: Bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for cooling; Forced-air heating (electric)
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Washer/dryer hookup not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $123k (5.6% below list).
• Recommended offer: $123k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $899 of loan paydown is wiped out by about $4k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $15k; list at $130k implies a 767% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $122,699 (5.6% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $229,908
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Princeton Ave	0.00mi	2/2.0	1,462 (+2%)	1mo	$70,000	$48	91
212 Cecil St	0.41mi	2/1.0	1,427 (-0%)	11mo	$240,000	$168	71
2611 Carsten Ave	0.26mi	3/2.5 (+1)	1,382 (-3%)	7mo	$212,500	$154	66
231 Sunset Dr	0.32mi	2/1.0	1,266 (-11%)	1mo	$172,000	$136	66
206 Princeton Ave	0.08mi	3/2.0 (+1)	1,244 (-13%)	12mo	$210,500	$169	55
12 Shanda Ct	0.73mi	3/2.0 (+1)	1,435 (+0%)	4mo	$260,000	$181	53
1407 Burton Rd	0.72mi	2/1.5	1,400 (-2%)	17mo	$226,000	$161	47

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-14,254
• Equity at exit: $19,383

10-year hold

• IRR: -4.8%
• Equity multiple: 0.71×
• Total profit: $-10,440
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $147

Break-even live

Break-even rent $1,041

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Dorothy St High Point, NC	2.0	1.5	884	$999	$1.13	23d	1	0.29mi
1001 Burton Ave High Point, NC	3.0	1.0	1109	$1,400	$1.26	21d	1	0.70mi
2004 Edgewood Dr High Point, NC	3.0	1.0	962	$1,350	$1.40	23d	1	1.19mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   listed $130,000 Active
3. 2016-04-21
   soldstatus $15,000 Sold 261-char remark

   Show marketing remark (261 chars)

   2BR/1BA, approximately 1,413+/- SF. Large 24 x 36 detached garage/workshop. List price reflects need for repairs. Condition of HVAC, plumbing, electrical, etc unknown. Cash offers only. Bank-owned, SOLD AS-IS. Seller addendum & POF required with all offers.

4. 2016-03-30
   status Pending 261-char remark

   Show marketing remark (261 chars)

   2BR/1BA, approximately 1,413+/- SF. Large 24 x 36 detached garage/workshop. List price reflects need for repairs. Condition of HVAC, plumbing, electrical, etc unknown. Cash offers only. Bank-owned, SOLD AS-IS. Seller addendum & POF required with all offers.

5. 2016-03-29
   listed $15,000 Active 261-char remark

   Show marketing remark (261 chars)

   2BR/1BA, approximately 1,413+/- SF. Large 24 x 36 detached garage/workshop. List price reflects need for repairs. Condition of HVAC, plumbing, electrical, etc unknown. Cash offers only. Bank-owned, SOLD AS-IS. Seller addendum & POF required with all offers.

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$32/yr (+$3/mo · 3.1%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,724
• − Mortgage interest: −$7,282
• − Property taxes: −$1,034
• − Insurance: −$650
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,782
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,858/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

+766.7% since first listed

5 events — show timeline

• 2026-05-05 Pending — Triad MLS
• 2026-04-30 Listed $130,000 Triad MLS
• 2016-04-21 Sold (MLS) $15,000 Triad MLS
• 2016-03-30 Pending — Triad MLS
• 2016-03-29 Listed $15,000 Triad MLS

Property tax history

+3.8%/yr

Latest (2025): $1,034 · -0.8% YoY. Source: county tax records.