2506 Aster Dr · Greensboro, NC 27401

$214,900

3 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 30 Days on market

Built 1962 8,276 sqft lot Est $250k · 14% under

---

Why this score? — see what drove the D 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).

• ARV discount +13.8/15.0
• Cash flow +10.3/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome… your next chapter begins here. Step into this inviting, well-maintained 1851 sq ft, 3-bedroom, 2-bath home located in a well-established neighborhood where comfort meets possibility. The light-filled living room offers a warm, welcoming space perfect for relaxing or entertaining. Down the hall, three bedrooms and a full bath with a tub/shower combination. The kitchen features a cozy breakfast nook—ideal for quiet mornings or casual gatherings. An oversized archway leads to a spacious great room (23’ X 15’) with a fireplace, a second full bath with a separate shower, and a convenient laundry area. Double sliding doors open to a generous sunroom (21’ x

Key facts

• 8,276 sq ft lot
• Built 1962
• Listed 30 days

Property features AI

Finance

• Other: Publicly maintained road access
• Financial info: Property tax information available
• HOA & community: No association; Subdivision: R.J. Holden Estate

Exterior

• Parking: Driveway (no garage)
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Gas water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1962; Includes storage structure; One fireplace with blower fan in great room
• Construction: Brick construction; Crawl space foundation
• Exterior features: Exterior lighting; Fenced yard; Cleared lot

Interior

• Kitchen: Oven; Cooktop; Dishwasher; Exhaust fan
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: Primary bedroom on main level; Pulldown attic stairs; Storm windows; Great room; Ceiling fan(s); Deadbolt(s); Separate shower
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (28.5% below list).
• Recommended offer: $154k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+1.8%/yr); 125 active listings in the ZIP; 15 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).
• This rent runs 38% of the median local income ($48k/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

• It's been on market 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,746 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $250,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Aster Dr	0.18mi	3/2.0	1,510 (+5%)	6mo	$224,900	$149	78
2120 Wythe St	0.44mi	3/2.0	1,444 (+0%)	6mo	$275,000	$190	74
1209 Maury Ln	0.07mi	3/2.5	1,304 (-9%)	11mo	$226,500	$174	70
900 Beaumont Ave	0.61mi	3/2.0	1,332 (-7%)	2mo	$203,800	$153	57
4 Pear Tree Ct	0.24mi	3/2.0	1,228 (-14%)	12mo	$226,000	$184	54
1322 Ardmore Dr	0.23mi	4/2.0 (+1)	1,621 (+13%)	12mo	$226,000	$139	53
1411 Blueberry Ln	0.19mi	4/1.5 (+1)	1,255 (-13%)	12mo	$266,000	$212	53
919 Pine St	0.67mi	4/2.0 (+1)	1,351 (-6%)	3mo	$219,000	$162	51
2027 Florida St	0.57mi	3/2.0	1,250 (-13%)	4mo	$100,000	$80	48
2105 Joe Louis Ave	0.59mi	4/2.5 (+1)	1,552 (+8%)	5mo	$270,500	$174	47
2102 Linda Jones Ave	0.62mi	3/2.5	1,262 (-12%)	3mo	$249,900	$198	46
2006 Linda Jones Ave	0.66mi	3/2.5	1,262 (-12%)	13mo	$249,900	$198	36

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-44,340
• Equity at exit: $32,042

10-year hold

• IRR: -18.0%
• Equity multiple: 0.07×
• Total profit: $-56,123
• Equity at exit: $18,581

Cash invested: $60,172 (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 27401

• Home prices YoY: -28.9%
• Rents YoY: 1.8%
• Active inventory: 125
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-119

Break-even live

Break-even rent $1,688

Max offer price $193,870

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-58	+0% $-119	+5% $-180	+10% $-241
Rent	-10% $-241	-5% $-180	+0% $-119	+5% $-58	+10% $2
Rate	-1.0pp $-11	-0.5pp $-64	base $-119	+0.5pp $-175	+1.0pp $-231

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	15d	1	0.28mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	24d	1	0.51mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	24d	1	0.55mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	24d	1	0.62mi
112 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	1.12mi
110 S Raleigh St Greensboro, NC	3.0	1.0	1000	$1,200	$1.20	24d	1	1.13mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	19d	1	1.25mi
4014 Mountainridge Dr Greensboro, NC	4.0	2.5	1445	$1,795	$1.24	19d	1	1.29mi
201 Huffman St Greensboro, NC	3.0	2.0	1350	$1,000	$0.74	15d	1	1.29mi
4020 Mountainridge Dr Greensboro, NC	4.0	2.5	1500	$1,825	$1.22	24d	1	1.31mi
3817 Central Ave Greensboro, NC	4.0	2.0	1200	$1,740	$1.45	15d	1	1.32mi
3900 Hahns Ln Greensboro, NC	2.0	1.0	880	$955	$1.09	15d	8	1.35mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	15d	1	1.39mi
311 Guerrant St Greensboro, NC	3.0	1.0	1025	$1,295	$1.26	24d	1	1.41mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	24d	1	1.42mi

Listing history 12 events

1. 2026-06-18
   days on market $214,900 Active 30 DOM
2. 2026-06-17
   days on market $214,900 Active 29 DOM
3. 2026-06-16
   days on market $214,900 Active 28 DOM
4. 2026-06-15
   days on market $214,900 Active 27 DOM
5. 2026-06-14
   pricedays on market $214,900 Active 25 DOM
6. 2026-06-10
   days on market $219,900 Active 22 DOM
7. 2026-06-09
   days on market $219,900 Active 21 DOM
8. 2026-06-08
   days on market $219,900 Active 20 DOM
9. 2026-06-07
   statusdays on market $219,900 Active 19 DOM
10. 2026-05-21
    status Pending Accepting Backup Offers
11. 2026-05-06
    listed $219,900 Active
12. 2026-05-03
    historical $219,900

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$357/yr (+$30/mo · 25.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $18,450
• − Mortgage interest: −$12,038
• − Property taxes: −$1,406
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$6,252
• Taxable loss: −$5,272
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $-163/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): 21,920
• Household income: $47,972
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 1138.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% White 26% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 2% French/Haitian/Cajun 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: ▼ -97.87%
• Current HPI: 240.5377
• Rent YoY: ▲ 1.78%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-05-06 Listed $219,900 Triad MLS
• 2026-05-03 Coming Soon $219,900 Triad MLS

Property tax history

+3.4%/yr

Latest (2025): $1,406 · +0.0% YoY. Source: county tax records.