611 W Lexington Ave · High Point, NC 27262

$150,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 36 Days on market

Built 1926 7,405 sqft lot Est $239k · 37% under ↓ 6% since listing

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 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

This charming 1920s folk cottage near Emerywood has the kind of character that newer construction simply cannot replicate. Original hardwood floors, solid bones, and a generous backyard make this an inviting canvas. Recent window updates are already done, and main-level laundry adds everyday convenience. At a smart entry price point, this is an ideal opportunity—whether you're an investor looking for a solid return or a buyer ready to build real equity. Come see what this little house has to offer.

Key facts

• Generous backyard
• 7,405 sq ft lot
• Built 1926

Tags

• ORIGINAL HARDWOOD FLOORS
• RECENT WINDOW UPDATES
• GENEROUS BACKYARD
• MAIN-LEVEL LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater; Natural gas heating
• Home design: Residential stick/site-built house; Two levels; Built in 1926; Living room fireplace
• Construction: Vinyl siding; Unfinished basement with crawl space; Basement area approximately 180 (unit not shown)
• Exterior features: Public water supply; Public sewer; Public maintained road; 51 x 150 lot (0.17 acre)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on the second level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Carpet, vinyl and wood flooring; Sump pump
• Laundry & utility: Washer hookup and dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: amenities D, 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.
• Zoned schools: Northwood Elementary (math 28% / reading 27%, grade F, #1,028 of 1,410 statewide, top 73%, 469 students, 99% FRL); Ferndale Middle (math 16% / reading 32%, grade F, #401 of 475 statewide, top 84%, 537 students, 99% FRL); High Point Central High (math 48% / reading 42%, grade D-, #350 of 535 statewide, top 66%, 1,081 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% of the median local income ($65k/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 $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

• It's been on market 36 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $238,628
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 W Lexington Ave	0.17mi	2/2.0 (-1)	1,361 (-4%)	2mo	$230,000	$169	75
512 Rockspring Rd	0.15mi	3/1.5	1,487 (+5%)	16mo	$263,000	$177	68
707 Rockspring Rd	0.18mi	3/1.5	1,502 (+6%)	14mo	$234,250	$156	67
615 Rockspring Rd	0.07mi	3/2.0	1,331 (-6%)	23mo	$226,000	$170	64
1205 Robin Hood Rd	0.48mi	3/2.0	1,504 (+6%)	1mo	$239,000	$159	62
428 Lexington Ave	0.16mi	3/1.0	1,216 (-14%)	16mo	$216,500	$178	56
510 Rockspring Rd	0.17mi	3/1.5	1,616 (+14%)	14mo	$252,500	$156	55
1228 Dovershire Pl	0.49mi	3/2.0	1,560 (+10%)	6mo	$285,000	$183	51
1314 Florida St	0.38mi	3/2.0	1,582 (+12%)	16mo	$265,000	$168	45

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-8,513
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $3,994
• Equity at exit: $12,969

Cash invested: $42,000 (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: 124
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$787
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $301

Break-even live

Break-even rent $1,245

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $386	-5% $343	+0% $301	+5% $258	+10% $216
Rent	-10% $172	-5% $237	+0% $301	+5% $365	+10% $429
Rate	-1.0pp $376	-0.5pp $339	base $301	+0.5pp $262	+1.0pp $223

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,190	$1.18	16d	10	0.27mi
1508 Whitehall St High Point, NC	3.0	2.0	1616	$1,800	$1.11	25d	1	0.28mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	25d	1	0.48mi
1503 Larkin St High Point, NC	4.0	3.0	1688	$2,250	$1.33	25d	1	0.85mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	20d	1	0.88mi
1208 Madison St High Point, NC	4.0	2.5	1550	$1,745	$1.13	25d	1	0.97mi
177 W Hartley Dr High Point, NC	1.0–2.0	1.0–2.0	818	$1,218	$1.49	16d	8	1.13mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,443	$1.44	16d	7	1.22mi
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	23d	1	1.27mi
2231 Shadow Valley Rd High Point, NC	1.0–3.0	1.0–2.0	942	$1,599	$1.70	25d	1	1.31mi
829 Putnam St High Point, NC	4.0	1.0	1013	$1,695	$1.67	25d	1	1.33mi
1635 W Lexington Ave High Point, NC	3.0	2.0	1730	$2,100	$1.21	16d	1	1.44mi
2459 Shadow Valley Rd High Point, NC	3.0	2.0	1266	$1,950	$1.54	16d	1	1.46mi
1110 Adams St High Point, NC	3.0	1.0	1278	$1,340	$1.05	25d	1	1.49mi
409 Woodrow Ave High Point, NC	4.0	2.0	1863	$2,650	$1.42	20d	1	1.49mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $150,000 Pending 36 DOM
2. 2026-06-03
   days on market $150,000 Due Diligence Period 33 DOM
3. 2026-06-02
   days on market $150,000 Due Diligence Period 32 DOM
4. 2026-06-01
   days on market $150,000 Due Diligence Period 31 DOM
5. 2026-05-31
   days on market $150,000 Due Diligence Period 30 DOM
6. 2026-05-31
   days on market $150,000 Due Diligence Period 29 DOM
7. 2026-05-15
   price $150,000
8. 2026-04-30
   listed $160,000 Active

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,515
• − Mortgage interest: −$8,402
• − Property taxes: −$1,616
• − Insurance: −$750
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,364
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $3,309/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

-6.2% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $150,000 Triad MLS
• 2026-04-30 Listed $160,000 Triad MLS

Property tax history

+2.1%/yr

Latest (2025): $1,616 · +0.0% YoY. Source: county tax records.