209 Mcculloch St · Greensboro, NC 27406

$153,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 28 Days on market

Built 1951 0.26 ac lot Est $129k · 19% over ↓ 32% since listing

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Cute as button! Fully renovated in late 2024, this beautifully updated 2-bedroom, 1-bath home blends modern style with low-maintenance living. Featuring fresh interior paint and contemporary finishes throughout, major upgrades include new roof, windows, siding, HVAC, flooring, and a fully updated kitchen. With a well-designed layout and thoughtfully updated spaces, this move-in ready home offers both comfort and style in a convenient Greensboro location.

Key facts

• Fully renovated
• New siding
• New hvac

Tags

• FULLY RENOVATED
• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• NEW HVAC
• NEW FLOORING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electric water heater; Tankless water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1951; Existing structure
• Construction: Vinyl siding; Crawl space foundation; No fireplaces
• Exterior features: No fencing; Public maintained road access; Public water source

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $5 ($54/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 $117k (23.5% below list).
• Recommended offer: $117k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+2.2%/yr); 261 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 28 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $117,061 (23.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $128,712
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 S Pearson St	0.29mi	2/1.0	768 (+3%)	17mo	$110,000	$143	67
817 Tuscaloosa St	0.57mi	2/1.0	720 (-3%)	4mo	$160,000	$222	64
1510 Bellevue St	0.65mi	2/2.0	751 (+1%)	8mo	$203,000	$270	58
620 Julian St	0.44mi	3/1.0 (+1)	784 (+5%)	9mo	$138,500	$177	58
717 Dale St	0.50mi	2/1.0	670 (-10%)	10mo	$67,875	$101	52
1112 Caldwell St	0.38mi	2/1.0	832 (+12%)	14mo	$85,000	$102	51
521 Martin St	0.57mi	2/1.0	840 (+13%)	1mo	$65,000	$77	51
1400 Randolph Ave	0.53mi	2/1.0	804 (+8%)	18mo	$150,000	$187	47
610 Doak St	0.62mi	2/1.0	637 (-14%)	19mo	$110,000	$173	31

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-25,529
• Equity at exit: $22,813

10-year hold

• IRR: -10.3%
• Equity multiple: 0.39×
• Total profit: $-25,997
• Equity at exit: $13,229

Cash invested: $42,840 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$802
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $5

Break-even live

Break-even rent $1,165

Max offer price $153,000

Occupancy floor 95%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Arlington St Unit A Greensboro, NC	2.0	1.0	650	$1,250	$1.92	14d	1	0.06mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	23d	1	0.18mi
1003 Martin Luther King Junior Dr Unit B Greensboro, NC	1.0	1.0	580	$595	$1.03	23d	1	0.34mi
702 Ross Ave Greensboro, NC	2.0	1.0	672	$1,200	$1.79	23d	1	0.50mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	14d	8	0.58mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	14d	1	0.68mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	18d	1	1.09mi
404 W Smith St Greensboro, NC	1.0–2.0	1.0–2.0	803	$1,719	$2.14	14d	8	1.28mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	18d	8	1.33mi
1401 Oak St Greensboro, NC	2.0	1.0	690	$1,300	$1.88	23d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   status $153,000 Pending 28 DOM
2. 2026-06-17
   days on market $153,000 Due Diligence Period 28 DOM
3. 2026-06-16
   days on market $153,000 Due Diligence Period 27 DOM
4. 2026-06-15
   days on market $153,000 Due Diligence Period 26 DOM
5. 2026-06-14
   days on market $153,000 Due Diligence Period 24 DOM
6. 2026-06-10
   days on market $153,000 Due Diligence Period 21 DOM
7. 2026-06-09
   days on market $153,000 Due Diligence Period 20 DOM
8. 2026-06-08
   days on market $153,000 Due Diligence Period 19 DOM
9. 2026-06-07
   days on market $153,000 Due Diligence Period 18 DOM
10. 2026-06-03
    days on market $153,000 Due Diligence Period 14 DOM
11. 2026-06-02
    days on market $153,000 Due Diligence Period 13 DOM
12. 2026-06-01
    days on market $153,000 Due Diligence Period 12 DOM
13. 2026-05-31
    days on market $153,000 Due Diligence Period 11 DOM
14. 2026-05-31
    days on market $153,000 Due Diligence Period 10 DOM
15. 2026-05-20
    listed $153,000 Active
16. 2025-05-23
    historical $1,300
17. 2025-05-14
    price $1,300
18. 2025-03-28
    listed $1,500
19. 2025-03-27
    historical
20. 2025-03-25
    price $185,000
21. 2025-02-26
    price $194,900
22. 2025-02-07
    price $199,900
23. 2025-01-30
    price $209,900
24. 2025-01-24
    price $214,900
25. 2025-01-18
    listed $225,000 Active
26. 2025-01-16
    historical

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$605/yr (+$50/mo · 93.0%)

ⓘ 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 14% 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: $14,047
• − Mortgage interest: −$8,570
• − Property taxes: −$650
• − Insurance: −$765
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$4,451
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $687/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

-32.0% since first listed

12 events — show timeline

• 2026-05-20 Listed $153,000 Triad MLS
• 2025-05-23 Rental Removed $1,300 TMLS
• 2025-05-14 Price Changed $1,300 TMLS
• 2025-03-28 Listed for Rent $1,500 TMLS
• 2025-03-27 Listing Removed — TMLS
• 2025-03-25 Price Changed $185,000 TMLS
• 2025-02-26 Price Changed $194,900 TMLS
• 2025-02-07 Price Changed $199,900 TMLS
• 2025-01-30 Price Changed $209,900 TMLS
• 2025-01-24 Price Changed $214,900 TMLS
• 2025-01-18 Listed $225,000 TMLS
• 2025-01-16 Coming Soon — TMLS

Property tax history

-0.1%/yr

Latest (2025): $650 · -1.0% YoY. Source: county tax records.