1310 Madison St · High Point, NC 27262

$158,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 118 Days on market

Built 1947 0.32 ac lot Est $163k · at est.

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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).

• Cash flow +13.8/30.0
• ARV discount +8.9/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home is full of opportunity and perfectly situated just minutes from downtown High Point, local restaurants, shopping, and everyday conveniences. Offering approximately 970 square feet of comfortable living space, the home features updated flooring throughout, a functional layout, and plenty of natural light. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking your next addition, this property offers endless potential. The spacious lot provides room to enjoy the outdoors, entertain guests, or create the backyard retreat you've always wanted. Move-in ready with the opportunity to add your own personal touches, t

Key facts

• 0.32 acre lot
• Built 1947
• Listed 117 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story house; Residential, stick/site built construction; Built in 1947; Living room fireplace
• Construction: Stucco exterior; One level; Existing structure
• Exterior features: Partially fenced yard; Public-maintained road access; Irregular lot shape

Interior

• Kitchen: Appliance center
• Bedrooms: Primary bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Primary bedroom located on the main level; Vinyl flooring; Crawl space foundation
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $15 ($175/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 $123k (21.9% below list).
• Recommended offer: $123k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 flat; 120 active listings in the ZIP; 12 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).

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 118 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $32k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $158k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $123,389 (21.9% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $163,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Avalon Pl	0.11mi	2/1.0	875 (-6%)	7mo	$126,000	$144	79
500 Avalon Pl	0.09mi	3/1.0 (+1)	875 (-6%)	10mo	$130,000	$149	73
1004 Tabor St	0.52mi	2/1.0	952 (+2%)	9mo	$170,000	$179	65
916 Forrest St	0.50mi	3/1.0 (+1)	980 (+5%)	1mo	$145,000	$148	62
626 State Ave	0.28mi	3/1.0 (+1)	1,008 (+8%)	9mo	$160,000	$159	61
702 E Farriss Ave	0.60mi	2/1.0	853 (-8%)	1mo	$185,000	$217	57
910 E Dayton Ave	0.60mi	2/1.0	846 (-9%)	3mo	$160,000	$189	54
613 Woodridge Ln	0.50mi	3/1.0 (+1)	1,031 (+11%)	2mo	$152,000	$147	52
1311 Cook St	0.36mi	2/1.0	798 (-14%)	9mo	$140,000	$175	52
910 Charlotte Ave	0.63mi	2/1.0	834 (-10%)	5mo	$162,500	$195	49
1406 Bridges Dr	0.74mi	2/1.0	830 (-11%)	6mo	$130,000	$157	43
1106 Tabor St	0.61mi	3/1.5 (+1)	1,057 (+13%)	9mo	$195,100	$185	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-27,288
• Equity at exit: $23,558

10-year hold

• IRR: -14.1%
• Equity multiple: 0.26×
• Total profit: $-32,863
• Equity at exit: $13,661

Cash invested: $44,240 (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: 120
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$829
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $15

Break-even live

Break-even rent $1,215

Max offer price $158,000

Occupancy floor 94%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	21d	1	0.33mi
208 W Parkway Ave Unit A High Point, NC	1.0	1.0	750	$1,500	$2.00	23d	1	0.55mi
1300 Eaton Pl Unit B High Point, NC	1.0	1.0	648	$1,075	$1.66	23d	1	0.59mi
2120 Chester Ridge Dr High Point, NC	1.0–3.0	1.0–2.0	1001	$1,202	$1.20	14d	7	0.71mi
1910 Whitehall St High Point, NC	3.0	1.0	925	$1,095	$1.18	23d	1	0.96mi
251 Northpoint Ave High Point, NC	1.0–2.0	1.0	721	$1,095	$1.52	23d	1	0.97mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	1.00mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	1.02mi
706 Westchester Dr High Point, NC	1.0–3.0	1.0–2.0	1012	$1,018	$1.00	14d	10	1.18mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	1.21mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	23d	1	1.34mi
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $158,000 Active 118 DOM
2. 2026-06-17
   price $158,000 Active 117 DOM
3. 2026-06-17
   days on market $168,000 Active 117 DOM
4. 2026-06-16
   days on market $168,000 Active 116 DOM
5. 2026-06-15
   days on market $168,000 Active 115 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   pricedays on market $168,000 Active 113 DOM
8. 2026-06-10
   days on market $179,999 Active 110 DOM
9. 2026-06-09
   days on market $179,999 Active 109 DOM
10. 2026-06-08
    days on market $179,999 Active 108 DOM
11. 2026-06-07
    days on market $179,999 Active 107 DOM
12. 2026-06-03
    days on market $179,999 Active 103 DOM
13. 2026-06-02
    days on market $179,999 Active 102 DOM
14. 2026-06-01
    days on market $179,999 Active 101 DOM
15. 2026-05-31
    days on market $179,999 Active 100 DOM
16. 2026-05-31
    days on market $179,999 Active 99 DOM
17. 2026-05-01
    price $179,999
18. 2026-02-21
    listed $190,000 Active
19. 2026-02-20
    historical $190,000
20. 2025-03-25
    status Active
21. 2025-03-21
    historical Active Under Contract
22. 2025-03-17
    status Active
23. 2025-03-12
    historical Active Under Contract
24. 2025-02-21
    listed $215,000 Active
25. 2025-02-20
    historical
26. 2016-07-28
    soldstatus $45,000
27. 2015-09-16
    price $44,000
28. 1988-07-01
    soldstatus $20,000

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$507/yr (+$42/mo · 64.2%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,807
• − Mortgage interest: −$8,850
• − Property taxes: −$789
• − Insurance: −$790
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,596
• Taxable loss: −$2,588
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $797/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

+800.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $179,999 Triad MLS
• 2026-02-21 Listed $190,000 Triad MLS
• 2026-02-20 Coming Soon $190,000 Triad MLS
• 2025-03-25 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-03-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-03-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-03-12 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-02-21 Listed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2025-02-20 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2016-07-28 Sold (Public Records) $45,000 Public Records
• 2015-09-16 Price Changed $44,000 Triad MLS
• 1988-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $789 · -0.8% YoY. Source: county tax records.