1717 Eastwood Ave · Greensboro, NC 27401

$215,000

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 107 Days on market

Built 1952 0.31 ac lot Est $254k · 15% under

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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 +14.4/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Thoughtfully renovated brick home blending classic character with modern updates in a highly convenient Greensboro location. Fresh interior finishes and updated flooring create a bright, cohesive feel, while original brick details add warmth and timeless appeal. The refreshed kitchen offers clean cabinetry and updated appliances, flowing easily into multiple living areas ideal for both everyday living and entertaining. A versatile enclosed porch provides additional usable space year-round. The home also features a flexible area with a separate entrance and half bath, offering excellent potential for an in-law suite, guest quarters, or private workspace. Three well-sized bedrooms and an upda

Key facts

• Level lot
• Updated flooring
• Enclosed porch

Tags

• RENOVATED BRICK HOME
• UPDATED FLOORING
• REFRESHED KITCHEN
• ENCLOSED PORCH
• LEVEL LOT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: MLS-listed by eXp Realty
• HOA & community: No homeowners association; Subdivision: Eastwood Acres

Exterior

• Parking: Driveway; Paved parking
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electric water heater; Natural gas heating fuel; Publicly maintained road
• Home design: Single-story house; Stick/site-built construction; Built in 1952; Existing structure
• Construction: Brick and vinyl siding exterior; Slab foundation; One level
• Exterior features: Exterior lighting; City lot; Lot dimensions: 128' x 122' x 95' x 123'

Interior

• Kitchen: Free-standing range; Range hood; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Floor furnace (natural gas); Central air; Wall unit(s)
• Interior features: Built-in features; Deadbolt locks; Vinyl flooring; Living room fireplace
• Laundry & utility: Washer hookup; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $29 ($352/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 $166k (23.0% below list).
• Recommended offer: $166k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: George C Simkins Jr Elementary (math 22% / reading 29%, grade F, #1,093 of 1,410 statewide, top 78%, 612 students, 100% FRL); James B Dudley High (math 34% / reading 40%, grade F, #414 of 535 statewide, top 79%, 1,491 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 rising (+1.8%/yr); 125 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 107 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $100k; list at $215k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $165,550 (23.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $253,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Lincoln St	0.50mi	3/2.5	1,498 (+1%)	2mo	$270,000	$180	67
1606 Dunbar St	0.46mi	3/2.0	1,499 (+1%)	7mo	$234,000	$156	67
1515 Lincoln St	0.60mi	3/2.5	1,498 (+1%)	4mo	$277,000	$185	61
2002 Randall St	0.36mi	3/2.0	1,392 (-6%)	11mo	$210,000	$151	59
2120 Wythe St	0.68mi	3/2.0	1,444 (-3%)	6mo	$275,000	$190	55
2105 Joe Louis Ave	0.49mi	4/2.5 (+1)	1,552 (+4%)	6mo	$270,500	$174	54
1800 Sharpe Rd	0.70mi	3/2.0	1,556 (+5%)	6mo	$251,000	$161	50
1512 Hooks St	0.69mi	3/1.0	1,287 (-13%)	6mo	$145,900	$113	40
1322 Ardmore Dr	0.56mi	4/2.0 (+1)	1,621 (+9%)	12mo	$226,000	$139	40
1906 Carlton Ave	0.74mi	4/2.0 (+1)	1,404 (-6%)	16mo	$230,000	$164	34
1211 S English St	0.72mi	4/2.0 (+1)	1,638 (+10%)	15mo	$280,000	$171	28
1204 Avalon Rd	0.70mi	3/2.0	1,264 (-15%)	21mo	$219,900	$174	21

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-35,082
• Equity at exit: $32,057

10-year hold

• IRR: -10.5%
• Equity multiple: 0.39×
• Total profit: $-36,600
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $29

Break-even live

Break-even rent $1,618

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $90	+0% $29	+5% $-32	+10% $-92
Rent	-10% $-101	-5% $-36	+0% $29	+5% $95	+10% $160
Rate	-1.0pp $138	-0.5pp $84	base $29	+0.5pp $-26	+1.0pp $-83

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	24d	1	0.15mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	15d	1	0.51mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	24d	1	0.57mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	20d	1	0.86mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	24d	1	1.05mi
2321 Deerbrook Forest Ln Greensboro, NC	3.0	2.5	1507	$1,840	$1.22	24d	1	1.05mi
2318 Deerbrook Forest Ln Greensboro, NC	3.0	2.5	1601	$1,699	$1.06	24d	1	1.07mi
2322 Deerbrook Forest Ln Greensboro, NC	3.0	2.5	1620	$1,990	$1.23	22d	1	1.08mi
2300 Willow Rd Greensboro, NC	3.0	1.0	999	$1,400	$1.40	24d	1	1.17mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	15d	1	1.19mi
909 Beaumont Ave Greensboro, NC	4.0	2.0	1192	$1,625	$1.36	24d	1	1.27mi

Listing history 16 events

1. 2026-06-10
   days on market $215,000 Active 107 DOM
2. 2026-06-09
   days on market $215,000 Active 106 DOM
3. 2026-06-08
   days on market $215,000 Active 105 DOM
4. 2026-06-07
   days on market $215,000 Active 104 DOM
5. 2026-06-03
   days on market $215,000 Active 100 DOM
6. 2026-06-02
   days on market $215,000 Active 99 DOM
7. 2026-06-01
   days on market $215,000 Active 98 DOM
8. 2026-05-31
   days on market $215,000 Active 97 DOM
9. 2026-05-31
   days on market $215,000 Active 96 DOM
10. 2026-05-08
    status Active
11. 2026-04-22
    status Pending Accepting Backup Offers
12. 2026-03-28
    price $215,000
13. 2026-02-24
    price $221,000
14. 2026-02-07
    listed $226,000 Active
15. 2025-05-02
    soldstatus $100,000
16. 1978-06-01
    soldstatus $15,000

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$1,025/yr (+$85/mo · 139.0%)

ⓘ 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 ≥103°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,866
• − Mortgage interest: −$12,043
• − Property taxes: −$738
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$6,255
• Taxable loss: −$3,423
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,173/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

+1333.3% since first listed

7 events — show timeline

• 2026-05-08 Relisted — Triad MLS
• 2026-04-22 Pending — Triad MLS
• 2026-03-28 Price Changed $215,000 Triad MLS
• 2026-02-24 Price Changed $221,000 Triad MLS
• 2026-02-07 Listed $226,000 Triad MLS
• 2025-05-02 Sold (Public Records) $100,000 Public Records
• 1978-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $738 · +13.3% YoY. Source: county tax records.