1210 Portland St · Greensboro, NC 27403

$120,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 2 Days on market

Built 1915 6,534 sqft lot Est $159k · 25% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location along with A great opportunity to invest in and add to your portfolio! 4 bedroom/2bath near UNCG. Does need work. Roof 2021.

Key facts

• 6,534 sq ft lot
• Built 1915
• Listed 2 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water heater: unknown
• Home design: Single-story house; Stick/site-built residential property; Built in 1915; Existing structure
• Construction: Vinyl siding
• Exterior features: City lot; Public road maintenance

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Baseboard and forced air heating; Heated by electricity and natural gas
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.7% vs local median 3.8% 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.
• Market conditions: Rents rising (+2.8%/yr); 67 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $830 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1915 — 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: 1.04% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $159,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Lexington Ave	0.32mi	2/1.0	857 (+1%)	10mo	$135,000	$158	76
1012 Neal St	0.19mi	2/1.0	790 (-7%)	8mo	$169,900	$215	72
1517 Lovett St	0.23mi	2/1.0	878 (+3%)	15mo	$92,000	$105	72
1014 Mccormick St	0.22mi	2/1.0	809 (-5%)	12mo	$150,000	$185	71
1508 Lovett St	0.20mi	3/1.0 (+1)	816 (-4%)	9mo	$120,000	$147	71
1613 Trogdon St	0.23mi	2/1.0	907 (+6%)	10mo	$160,000	$176	70
1114 Mccormick St	0.15mi	2/1.0	757 (-11%)	9mo	$155,000	$205	67
1708 Hertford St	0.29mi	2/1.0	947 (+11%)	13mo	$181,900	$192	57
1705 Boyden St	0.37mi	3/1.0 (+1)	912 (+7%)	12mo	$175,000	$192	56
902 Hall St	0.53mi	3/1.0 (+1)	912 (+7%)	11mo	$190,000	$208	50
2101 Maywood St	0.67mi	2/1.0	798 (-6%)	11mo	$149,000	$187	49
2212 Coliseum Blvd	0.68mi	3/2.0 (+1)	944 (+11%)	7mo	$111,000	$118	35

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,541
• Equity at exit: $17,892

10-year hold

• IRR: 5.8%
• Equity multiple: 1.42×
• Total profit: $14,269
• Equity at exit: $10,375

Cash invested: $33,600 (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 27403

• Rents YoY: 2.8%
• Active inventory: 67
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $239

Break-even live

Break-even rent $939

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Oak St Greensboro, NC	2.0	1.0	690	$1,300	$1.88	23d	1	0.04mi
920 Highland Ave Greensboro, NC	2.0	2.0	890	$1,235	$1.39	14d	1	0.43mi
826 W Terrell St Greensboro, NC	3.0	1.0	1084	$1,750	$1.61	23d	1	0.55mi
1636 Willomore St Greensboro, NC	2.0	1.0	1070	$1,330	$1.24	14d	1	0.57mi
2023 Maywood St Unit A Greensboro, NC	2.0	1.0	800	$1,250	$1.56	23d	1	0.64mi
815 Dana Pl Unit C Greensboro, NC	2.0	1.0	780	$1,100	$1.41	23d	1	0.67mi
811 Dana Pl Greensboro, NC	3.0	1.0	950	$1,250	$1.32	23d	1	0.67mi
1620 Spring Garden St Greensboro, NC	2.0	1.0	1080	$1,300	$1.20	23d	1	0.70mi
1630 Spring Garden St Unit 1630-C Greensboro, NC	2.0	1.5	1080	$1,300	$1.20	23d	1	0.70mi
2212 Coliseum Blvd Greensboro, NC	3.0	2.0	1044	$1,750	$1.68	14d	1	0.71mi
2202 Maywood St Greensboro, NC	3.0	1.0	960	$1,250	$1.30	14d	1	0.77mi
1827 Willomore St Greensboro, NC	2.0	1.0	850	$925	$1.09	23d	1	0.81mi
1808 Willomore St Greensboro, NC	2.0	1.0	850	$950	$1.12	23d	2	0.82mi
1820 McCormick St Unit H Greensboro, NC	2.0	1.0	850	$925	$1.09	14d	1	0.83mi
1915 Spring Garden St Greensboro, NC	2.0–3.0	2.0–3.0	786	$695	$0.88	14d	32	0.84mi
803 Holliday Dr Greensboro, NC	2.0	2.0	1300	$1,680	$1.29	14d	18	0.90mi
2003 Spring Garden St Greensboro, NC	1.0	1.0	600	$995	$1.66	23d	1	0.90mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	19d	8	0.92mi
1813 Walker Ave Apt D Greensboro, NC	2.0	1.0	775	$950	$1.23	23d	1	0.98mi
1710 Walker Ave Unit A Greensboro, NC	2.0	1.0	900	$1,150	$1.28	23d	1	0.99mi
317 Craig St Greensboro, NC	2.0	1.0	1027	$1,275	$1.24	14d	1	1.02mi
1911 Walker Ave Unit D Greensboro, NC	2.0	2.0	865	$1,249	$1.44	23d	1	1.03mi
516 S Mendenhall St Unit 512-G Greensboro, NC	2.0	1.0	812	$1,299	$1.60	14d	1	1.03mi
1915 Walker Ave Greensboro, NC	2.0	1.0	1095	$1,049	$0.96	23d	1	1.05mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	14d	1	1.12mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	19d	1	1.12mi
2003 Urban Dr Greensboro, NC	3.0	1.5	1107	$1,495	$1.35	21d	1	1.17mi
906 Howard St Apt E Greensboro, NC	3.0	2.0	1080	$1,299	$1.20	21d	1	1.27mi
801 W McGee St #25 Greensboro, NC	2.0	2.0	960	$1,550	$1.61	21d	1	1.28mi
2529 Spring Garden St Unit A1 Greensboro, NC	1.0	1.0	600	$950	$1.58	23d	1	1.36mi
800 Arlington St Unit A Greensboro, NC	2.0	1.0	650	$1,250	$1.92	14d	1	1.41mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	21d	3	1.45mi

Listing history 3 events

1. 2026-06-18
   days on market $120,000 Active 2 DOM
2. 2026-06-16
   remarks 144-char remark
3. 2026-06-16
   listed $120,000 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: $754 · $63/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$230/yr (+$19/mo · 30.5%)

ⓘ 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 · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,910
• − Mortgage interest: −$6,722
• − Property taxes: −$754
• − Insurance: −$600
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,491
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,644/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): 22,557
• Household income: $57,917
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1047.0

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 52% Black 25% Hispanic / Latino 14% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -215.63%
• Current HPI: 222.3145
• Rent YoY: ▲ 2.75%
• 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

+380.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $120,000 Triad MLS
• 1995-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $754 · -1.0% YoY. Source: county tax records.