2317 Purdy Ave · High Point, NC 27260

$119,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 219 Days on market

Built 1997 9,147 sqft lot Est $124k · at est.

---

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).

• Cash flow +18.2/30.0
• ARV discount +9.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

EXCELLENT INVESTMENT OPPORTUNITY OR STARTER HOME! this 2-bedroom, 1-bath property is ideally situated close to the highway, schools, and downtown High Point. Strong rental potential with easy access to local amenities and employment centers.

Key facts

• Near the highway
• Conveniently located
• 9,147 sq ft lot

Tags

• CONVENIENTLY LOCATED
• NEAR THE HIGHWAY
• CLOSE TO DOWNTOWN HIGH POINT

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: D.D. Kersey

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One-story home; Built in 1997
• Construction: Vinyl siding; Existing structure
• Exterior features: Cleared lot; Located on a dead-end street

Interior

• Bedrooms: Layout includes bedrooms (total rooms: 4)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump with natural gas heating; Central air conditioning
• Interior features: Primary bedroom on the main level; Crawl space basement
• Laundry & utility: Electric water heater

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 $108 ($1k/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 $108k (9.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D+, amenities D, employment D.
• 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 (+3.6%/yr); 128 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/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 $829 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 219 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1k; list at $120k implies a 11890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $124,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Winslow St	0.28mi	2/1.0	840 (+5%)	5mo	$120,000	$143	75
230 Windley St	0.56mi	2/1.0	797 (-0%)	3mo	$140,000	$176	71
1423 E Commerce Ave	0.46mi	3/2.0 (+1)	796 (-0%)	3mo	$158,000	$198	67
1701 Franklin Ave	0.29mi	2/1.0	840 (+5%)	14mo	$76,000	$90	66
900 Carter St	0.27mi	2/1.0	895 (+12%)	7mo	$139,900	$156	62
1229 Franklin Ave	0.63mi	2/1.0	799 (-0%)	14mo	$90,000	$113	58
2410 Friends Ave	0.63mi	2/1.0	768 (-4%)	11mo	$128,000	$167	54
1000 Garrison St	0.74mi	3/2.0 (+1)	816 (+2%)	9mo	$77,000	$94	46
1303 Leonard Ave	0.66mi	2/1.0	686 (-14%)	4mo	$80,000	$117	42
2103 Wesley Dr	0.70mi	3/1.0 (+1)	871 (+9%)	9mo	$135,400	$155	40
910 Arch St	0.68mi	3/1.0 (+1)	903 (+13%)	7mo	$105,000	$116	36
1213 Furlough Ave	0.70mi	2/2.0	900 (+12%)	13mo	$200,000	$222	32

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-11,862
• Equity at exit: $17,877

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,339
• Equity at exit: $10,367

Cash invested: $33,572 (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 27260

• Rents YoY: 3.6%
• Active inventory: 128
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $108

Break-even live

Break-even rent $947

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Franklin Ave High Point, NC	2.0	1.0	840	$1,350	$1.61	23d	1	0.29mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	14d	1	0.49mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	0.60mi
1235 Franklin Ave High Point, NC	2.0	1.0	650	$750	$1.15	23d	1	0.61mi
1506 Hidden Creek Ter High Point, NC	3.0	2.0	1065	$1,395	$1.31	21d	1	0.75mi
212 Morgan Pl High Point, NC	2.0	1.0	560	$750	$1.34	23d	1	0.79mi
1150 Roberts Ln High Point, NC	3.0	1.0	900	$1,099	$1.22	23d	1	0.79mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	18d	1	0.83mi
1109 Garrison St High Point, NC	2.0	1.0	768	$1,100	$1.43	23d	1	0.84mi
104 Lawndale Ave High Point, NC	3.0	1.0	884	$1,395	$1.58	23d	1	0.87mi
1506 Wendell Ave High Point, NC	3.0	1.0	1024	$1,175	$1.15	23d	1	0.93mi
1307 Camden Ave High Point, NC	3.0	1.0	875	$1,500	$1.71	23d	1	1.03mi
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	1.05mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	1.14mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	1.35mi
312 Ardale Dr High Point, NC	2.0	2.5–3.0	1024	$1,050	$1.03	23d	2	1.37mi
314 Ardale Dr High Point, NC	2.0	2.0–3.0	1000	$1,050	$1.05	23d	3	1.37mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	1.39mi
310 Ardale Dr Unit 1B High Point, NC	2.0	2.0	1000	$1,050	$1.05	23d	1	1.39mi
304 Ardale Dr Unit 1B High Point, NC	2.0	2.5	1000	$1,050	$1.05	23d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 219 DOM
2. 2026-06-17
   days on market $119,900 Active 218 DOM
3. 2026-06-16
   days on market $119,900 Active 217 DOM
4. 2026-06-15
   days on market $119,900 Active 216 DOM
5. 2026-06-14
   days on market $119,900 Active 214 DOM
6. 2026-06-10
   days on market $119,900 Active 211 DOM
7. 2026-06-09
   days on market $119,900 Active 210 DOM
8. 2026-06-08
   days on market $119,900 Active 209 DOM
9. 2026-06-07
   days on market $119,900 Active 208 DOM
10. 2026-06-03
    days on market $119,900 Active 204 DOM
11. 2026-06-02
    days on market $119,900 Active 203 DOM
12. 2026-06-01
    days on market $119,900 Active 202 DOM
13. 2026-05-31
    days on market $119,900 Active 201 DOM
14. 2026-05-31
    days on market $119,900 Active 200 DOM
15. 2025-11-11
    listed $119,900 Active
16. 1988-10-01
    soldstatus $1,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$146/yr (+$12/mo · 17.5%)

ⓘ 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 ≥104°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: $13,014
• − Mortgage interest: −$6,716
• − Property taxes: −$837
• − Insurance: −$600
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,488
• Taxable loss: −$709
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $1,470/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): 25,299
• Household income: $42,308
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 1005.0

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 0.67)
• Race & ethnicity: Black 51% Hispanic / Latino 20% White 15% Asian 10% Two or more races 10%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Italian 1%
• Foreign-born: 17% · Canada, Philippines, Dominican Republic
• Languages at home: 71% English-only · Spanish 17% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -107.22%
• Current HPI: 159.2101
• Rent YoY: ▲ 3.64%
• 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

+11890.0% since first listed

2 events — show timeline

• 2025-11-11 Listed $119,900 Triad MLS
• 1988-10-01 Sold (Public Records) $1,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $837 · -0.8% YoY. Source: county tax records.