1014 Montlieu Ave · High Point, NC 27262

$55,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records

Built 1953 9,147 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in High Point for buyers ready to take on a full renovation or redevelopment project. Property is currently secured/boarded with no interior access, and the interior condition is unknown. Buyer should plan for significant improvements and a full evaluation of the structure and systems. Sold as-is, this property offers a strong opportunity to add value through renovation or new construction. Cash purchase required. Ideal for investors or builders seeking their next project. Property will be conveyed by trustee's deed.

Key facts

• 9,147 sq ft lot
• Built 1953

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 18.1% 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; 21 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $55k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $55,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.15% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.03%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Ellwood Dr	0.30mi	3/2.0 (+1)	1,163 (-3%)	2mo	$185,000	$159	70
828 Circle Dr	0.12mi	3/1.5 (+1)	1,044 (-13%)	2mo	$175,000	$168	64
1005 Gordon St	0.69mi	2/1.5	1,219 (+2%)	4mo	$180,000	$148	60
1504 East Ave	0.58mi	3/1.0 (+1)	1,240 (+3%)	3mo	$120,000	$97	60
1202 Dartmouth Ave	0.50mi	3/1.5 (+1)	1,161 (-3%)	8mo	$188,000	$162	58
501 4th St	0.71mi	3/1.5 (+1)	1,212 (+1%)	2mo	$105,000	$87	57
1515 Graves Ave	0.26mi	3/1.0 (+1)	1,030 (-14%)	7mo	$192,500	$187	53
1408 Wiltshire St	0.62mi	3/1.5 (+1)	1,262 (+5%)	8mo	$220,000	$174	49
1614 Oneka Ave	0.74mi	3/1.0 (+1)	1,114 (-7%)	1mo	$179,999	$162	48
1702 E Martin Luther King Jr Dr	0.62mi	3/2.0 (+1)	1,092 (-9%)	6mo	$180,000	$165	42
828 Willow Pl	0.60mi	3/2.0 (+1)	1,075 (-10%)	5mo	$165,000	$153	42
1136 Montlieu Ave	0.60mi	3/1.5 (+1)	1,046 (-13%)	4mo	$81,000	$77	41

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: 36.3%
• Equity multiple: 2.49×
• Total profit: $23,021
• Equity at exit: $8,201

10-year hold

• IRR: 41.9%
• Equity multiple: 4.56×
• Total profit: $54,761
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$288
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $539

Break-even live

Break-even rent $500

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Ashburn St High Point, NC	3.0	1.0	1000	$795	$0.80	23d	1	0.22mi
511 Saunders Pl Unit B High Point, NC	2.0	1.0	913	$1,050	$1.15	23d	1	0.29mi
1730 Brooks Ave High Point, NC	2.0	1.0	792	$900	$1.14	19d	1	0.44mi
1611 Brockett Ave High Point, NC	3.0	2.0	1280	$1,350	$1.05	23d	1	0.64mi
1408 E Martin Luther King Jr Dr High Point, NC	3.0	2.0	1456	$1,450	$1.00	23d	1	0.67mi
1307 Camden Ave High Point, NC	3.0	1.0	875	$1,500	$1.71	23d	1	0.68mi
419 Hobson St High Point, NC	3.0	1.0	840	$1,150	$1.37	23d	1	0.70mi
1506 Wendell Ave High Point, NC	3.0	1.0	1024	$1,175	$1.15	23d	1	0.71mi
223 Woodbury St High Point, NC	2.0	1.0	750	$825	$1.10	23d	1	0.76mi
313 4th St Unit B High Point, NC	2.0	1.0	900	$995	$1.11	23d	1	0.81mi
2522 Suffolk Ave High Point, NC	1.0–3.0	1.0–2.0	870	$1,022	$1.18	23d	1	0.93mi
704 E Lexington Ave High Point, NC	2.0	1.0	984	$1,495	$1.52	21d	1	0.98mi
2609 Suffolk Ave High Point, NC	1.0–3.0	1.0–2.0	1000	$1,150	$1.15	14d	15	1.06mi
1416 Furlough Ave High Point, NC	2.0	1.0	724	$950	$1.31	14d	1	1.07mi
1533 Beaucrest Ave Unit B High Point, NC	2.0	1.0	950	$995	$1.05	23d	1	1.17mi
2916 Creekview Ct Unit C High Point, NC	2.0	1.5	842	$995	$1.18	21d	1	1.23mi
1701 Franklin Ave High Point, NC	2.0	1.0	840	$1,350	$1.61	23d	1	1.26mi
1404 Waterloo Dr High Point, NC	3.0	2.0	1056	$1,620	$1.53	23d	1	1.28mi
205 Guilford Ave High Point, NC	3.0	1.5	1255	$1,350	$1.08	19d	1	1.32mi
1620 Stoneybrook Dr High Point, NC	3.0	2.0	1250	$1,825	$1.46	19d	1	1.43mi
208 W Parkway Ave Unit A High Point, NC	1.0	1.0	750	$1,500	$2.00	23d	1	1.44mi

Listing history 2 events

1. 2026-04-16
   listed $55,000
2. 1980-11-01
   soldstatus $18,500

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 ≥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: $14,193
• − Mortgage interest: −$3,081
• − Property taxes: −$1,004
• − Insurance: −$275
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,600
• Taxable income: $5,963
• Est. tax owed @ 24.0%: −$1,431
• After-tax cash flow: $5,042/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

+197.3% since first listed

2 events — show timeline

• 2026-04-16 Listed $55,000 Triad MLS
• 1980-11-01 Sold (Public Records) $18,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,004 · -0.8% YoY. Source: county tax records.