2003 Vanstory St · Greensboro, NC 27403

$162,000

2 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 55 Days on market

Built 1958 10,018 sqft lot Est $233k · 31% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PROPERTY BEING SOLD "AS IS, WHERE IS" IN ITS CURRENT CONDITION. SELLER MAKES NO REPRESENTATION OR WARRANTY. SOLID BRICK HOME IN NEED OF COSMETIC REPAIRS.

Key facts

• 0.23 acre lot
• Built 1958
• Listed 55 days

Property features AI

Finance

• Other: Located in the Hilldale Park subdivision; Directions: Gate City Blvd to Vanstory
• HOA & community: No association fee (association listed as Greensboro but association not active)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water heater: Unknown; Public maintained road
• Home design: Residential stick/site-built house; One level
• Construction: Built in 1958; Brick construction; Existing structure
• Exterior features: Lot roughly 0.23 acres with dimensions 72 x 188 x 110 x 101; No pool

Interior

• Kitchen: Appliances listed in remarks
• Bedrooms: Bedrooms located on the main level
• Flooring: Flooring details provided in remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating details provided in remarks; Cooling: Other
• Interior features: Primary bedroom located on the main level; Attic (see remarks); Other interior features noted in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $42 ($501/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 $142k (12.3% below list).
• Recommended offer: $142k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+2.8%/yr); 67 active listings in the ZIP; 25 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).

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 55 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $142,050 (12.3% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $233,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2710 Hayden St	0.41mi	2/2.0	1,352 (+8%)	2mo	$140,000	$104	62
2301 Ontario St	0.17mi	3/2.0 (+1)	1,099 (-12%)	2mo	$240,000	$218	61
2109 Carpenter St	0.42mi	3/2.0 (+1)	1,203 (-4%)	9mo	$225,000	$187	57
2023 Lynette Dr	0.52mi	3/1.5 (+1)	1,196 (-5%)	5mo	$110,000	$92	56
2200 Crestridge Rd	0.20mi	3/1.0 (+1)	1,066 (-15%)	7mo	$165,000	$155	55
2111 Carpenter St	0.42mi	3/2.0 (+1)	1,194 (-5%)	11mo	$215,000	$180	55
2107 Carpenter St	0.43mi	3/1.5 (+1)	1,117 (-11%)	5mo	$245,000	$219	50
2108 Carpenter St	0.45mi	3/2.0 (+1)	1,120 (-11%)	7mo	$230,000	$205	46
3108 Hayden St	0.66mi	3/1.5 (+1)	1,116 (-11%)	2mo	$192,000	$172	42
1407 W Meadowview Rd	0.70mi	3/2.0 (+1)	1,383 (+10%)	4mo	$185,000	$134	38
1609 Hardie St	0.62mi	3/2.5 (+1)	1,140 (-9%)	11mo	$247,000	$217	35
2505 Fontaine Rd	0.72mi	3/1.0 (+1)	1,102 (-12%)	8mo	$205,000	$186	34

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-23,953
• Equity at exit: $24,155

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-18,903
• Equity at exit: $14,007

Cash invested: $45,360 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$850
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $42

Break-even live

Break-even rent $1,368

Max offer price $162,000

Occupancy floor 92%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1821 W Meadowview Rd Greensboro, NC	3.0	1.5	1610	$1,750	$1.09	23d	1	0.30mi
2212 Coliseum Blvd Greensboro, NC	3.0	2.0	1044	$1,750	$1.68	14d	1	0.53mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	19d	1	0.57mi
2202 Maywood St Greensboro, NC	3.0	1.0	960	$1,250	$1.30	14d	1	0.58mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,088	$1.42	23d	1	0.67mi
2204 Celeste Ct Greensboro, NC	3.0	1.5	1318	$1,695	$1.29	23d	1	0.67mi
2309 Bridgette Blvd Greensboro, NC	3.0	2.0	1400	$1,600	$1.14	19d	1	0.71mi
2003 Urban Dr Greensboro, NC	3.0	1.5	1107	$1,495	$1.35	21d	1	0.79mi
1636 Willomore St Greensboro, NC	2.0	1.0	1070	$1,330	$1.24	14d	1	1.01mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	23d	1	1.03mi
1406 W Florida St Greensboro, NC	3.0	1.0	1441	$1,750	$1.21	23d	1	1.06mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	14d	3	1.09mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	14d	22	1.11mi
906 Howard St Apt E Greensboro, NC	3.0	2.0	1080	$1,299	$1.20	21d	1	1.19mi
811 Dana Pl Greensboro, NC	3.0	1.0	950	$1,250	$1.32	23d	1	1.25mi
1915 Spring Garden St Greensboro, NC	2.0–3.0	2.0–3.0	786	$695	$0.88	14d	32	1.26mi
3714 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	21d	1	1.27mi
3712 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	23d	1	1.29mi
1002 Amesbury Rd Greensboro, NC	3.0	2.0	1445	$2,650	$1.83	23d	1	1.36mi
3203 Cypress Park Rd Unit C Greensboro, NC	2.0	2.5	1316	$1,250	$0.95	23d	1	1.37mi
803 Holliday Dr Greensboro, NC	2.0	2.0	1300	$1,680	$1.29	14d	18	1.37mi
826 W Terrell St Greensboro, NC	3.0	1.0	1084	$1,750	$1.61	23d	1	1.43mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	23d	2	1.44mi
1630 Spring Garden St Unit 1630-C Greensboro, NC	2.0	1.5	1080	$1,300	$1.20	23d	1	1.47mi
1835 Merritt Dr Unit A Greensboro, NC	2.0	1.5	950	$1,025	$1.08	23d	1	1.48mi

Listing history 9 events

1. 2026-06-02
   status $162,000 Pending 55 DOM
2. 2026-06-01
   days on market $162,000 Due Diligence Period 55 DOM
3. 2026-05-31
   days on market $162,000 Due Diligence Period 54 DOM
4. 2026-05-31
   days on market $162,000 Due Diligence Period 53 DOM
5. 2026-05-13
   historical Due Diligence Period
6. 2026-04-27
   price $162,000
7. 2026-04-07
   listed $179,900 Active
8. 2023-02-03
   soldstatus $175,000
9. 1984-05-01
   soldstatus $50,000

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $163/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,046
• − Mortgage interest: −$9,075
• − Property taxes: −$1,961
• − Insurance: −$810
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,713
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,038/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

+224.0% since first listed

5 events — show timeline

• 2026-05-13 Contingent — Triad MLS
• 2026-04-27 Price Changed $162,000 Triad MLS
• 2026-04-07 Listed $179,900 Triad MLS
• 2023-02-03 Sold (Public Records) $175,000 Public Records
• 1984-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,961 · -1.0% YoY. Source: county tax records.