1003 Grant St · High Point, NC 27262

$115,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 14 Days on market

Built 1958 0.26 ac lot Est $147k · 22% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• 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

Attention investors!! Great investment opportunity! Month to month, currently occupied! Great rental history! Don't miss out on this one, schedule your showing today!

Key facts

• New plumbing
• New hvac
• New ductwork

Tags

• NEW ROOF
• NEW HVAC
• NEW PLUMBING
• NEW DUCTWORK
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater
• Home design: One-story house; Stick/site-built residential property; Built in 1958
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water source; Public maintained road

Interior

• Kitchen: Free-standing range
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$147,420) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.2% 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; 14 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 $795 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $58k; list at $115k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $115,000

Questions for the listing agent

1. Built in 1958 — 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: 1.08% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $147,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Cook St	0.23mi	2/1.0	798 (+2%)	9mo	$140,000	$175	78
905 Forrest St	0.09mi	2/1.0	720 (-8%)	11mo	$165,500	$230	74
702 E Farriss Ave	0.24mi	2/1.0	853 (+9%)	1mo	$185,000	$217	72
910 E Dayton Ave	0.26mi	2/1.0	846 (+8%)	3mo	$160,000	$189	71
910 Charlotte Ave	0.32mi	2/1.0	834 (+7%)	5mo	$162,500	$195	69
1507 Larkin St	0.57mi	3/1.0 (+1)	757 (-3%)	3mo	$125,000	$165	62
821 Willow Pl	0.69mi	2/1.0	780 (0%)	9mo	$118,500	$152	60
504 Avalon Pl	0.33mi	2/1.0	875 (+12%)	7mo	$126,000	$144	59
1406 Bridges Dr	0.61mi	2/1.0	830 (+6%)	6mo	$130,000	$157	56
1110 Guyer St	0.74mi	2/1.0	835 (+7%)	1mo	$175,000	$210	53
500 Avalon Pl	0.35mi	3/1.0 (+1)	875 (+12%)	10mo	$130,000	$149	50
410 4th St	0.69mi	2/2.0	689 (-12%)	5mo	$180,000	$261	40

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,271
• Equity at exit: $17,147

10-year hold

• IRR: 4.7%
• Equity multiple: 1.31×
• Total profit: $10,029
• Equity at exit: $9,943

Cash invested: $32,200 (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 27262

• Rents YoY: 0.9%
• Active inventory: 120
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$603
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $282

Break-even live

Break-even rent $883

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	21d	1	0.15mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	0.76mi
208 W Parkway Ave Unit A High Point, NC	1.0	1.0	750	$1,500	$2.00	23d	1	0.77mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,202	$1.20	14d	7	0.82mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	0.82mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	0.86mi
1300 Eaton Pl Unit B High Point, NC	1.0	1.0	648	$1,075	$1.66	23d	1	0.97mi
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	1.06mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	23d	1	1.10mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	23d	1	1.17mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	19d	1	1.20mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	23d	1	1.33mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	1.41mi
2522 Suffolk Ave High Point, NC	1.0–3.0	1.0–2.0	870	$1,022	$1.18	23d	1	1.45mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $115,000 Pending 14 DOM
2. 2026-06-03
   statusdays on market $115,000 Due Diligence Period 13 DOM
3. 2026-06-02
   days on market $115,000 Active 12 DOM
4. 2026-06-01
   days on market $115,000 Active 11 DOM
5. 2026-05-31
   days on market $115,000 Active 10 DOM
6. 2026-05-31
   days on market $115,000 Active 9 DOM
7. 2026-05-21
   listed $115,000 Active
8. 2022-08-29
   soldstatus $57,500 Closed 166-char remark

   Show marketing remark (166 chars)

   Attention investors!! Great investment opportunity! Month to month, currently occupied! Great rental history! Don't miss out on this one, schedule your showing today!

9. 2022-08-29
   soldstatus $115,000

   Show marketing remark (166 chars)

   Attention investors!! Great investment opportunity! Month to month, currently occupied! Great rental history! Don't miss out on this one, schedule your showing today!

10. 2022-08-16
    status Pending 166-char remark

    Show marketing remark (166 chars)

    Attention investors!! Great investment opportunity! Month to month, currently occupied! Great rental history! Don't miss out on this one, schedule your showing today!

11. 2022-08-15
    listed $62,000 Active 166-char remark

    Show marketing remark (166 chars)

    Attention investors!! Great investment opportunity! Month to month, currently occupied! Great rental history! Don't miss out on this one, schedule your showing today!

12. 2017-08-24
    soldstatus $29,000
13. 1988-08-01
    soldstatus $30,500

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$388/yr (+$32/mo · 69.9%)

ⓘ 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: $14,877
• − Mortgage interest: −$6,442
• − Property taxes: −$555
• − Insurance: −$575
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,345
• Taxable income: $1,579
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,007/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

+277.0% since first listed

7 events — show timeline

• 2026-05-21 Listed $115,000 Triad MLS
• 2022-08-29 Sold (Public Records) $115,000 Public Records
• 2022-08-29 Sold (MLS) $57,500 Triad MLS
• 2022-08-16 Pending — Triad MLS
• 2022-08-15 Listed $62,000 Triad MLS
• 2017-08-24 Sold (Public Records) $29,000 Public Records
• 1988-08-01 Sold (Public Records) $30,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $555 · -0.8% YoY. Source: county tax records.