1504 Britton St · Greensboro, NC 27406

$149,000

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 21 Days on market

Built 1974 7,405 sqft lot Est $184k · 19% 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).

• Cash flow +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated brick ranch with easy single-level living and a move-in ready feel. This 3BR/1BA home offers fresh paint, brand-new flooring throughout, a bright living area, and a practical floor plan that makes great use of the space. The solid brick exterior, central HVAC, and low-maintenance layout make this a great option for an owner-occupant or an investor looking for a turnkey rental. The home also features exterior wheelchair-friendly ramp access, adding convenience and flexibility. Located just minutes from Downtown Greensboro, UNCG, S Elm-Eugene St, I-40, I-85, shopping, dining, and employment centers. Schedule your showing today!

Key facts

• Brand-new flooring
• Fresh paint
• Bright living area

Tags

• BRICK RANCH
• SINGLE-LEVEL LIVING
• FRESH PAINT
• BRAND-NEW FLOORING
• BRIGHT LIVING AREA
• SOLID BRICK EXTERIOR

Property features AI

Finance

• Other: Subdivision: Asheboro Community
• HOA & community: No homeowner association; Associated with Greensboro community

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1974; Existing structure
• Construction: Brick construction
• Exterior features: Near public transit; Public transportation nearby; Public maintained road

Interior

• Kitchen: Free-standing range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Primary bedroom on main level; Vinyl flooring; Crawl space basement; Accessible approach with ramp; Two or more access exits
• Laundry & utility: Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $66 ($787/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 $124k (16.6% below list).
• Recommended offer: $124k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+2.2%/yr); 261 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 21 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

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 $124,332 (16.6% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $183,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Plymouth St	0.17mi	3/1.0 (+1)	978 (-2%)	11mo	$180,000	$184	74
607 Lucerne St	0.19mi	3/1.0 (+1)	936 (-6%)	7mo	$184,000	$197	70
820 Broad Ave	0.34mi	3/2.0 (+1)	1,012 (+1%)	10mo	$199,000	$197	65
1405 Randolph Ave	0.17mi	2/1.0	1,114 (+12%)	13mo	$195,000	$175	62
1310 Caldwell St	0.26mi	3/1.0 (+1)	912 (-9%)	9mo	$159,000	$174	61
505 Burtner St	0.17mi	3/2.0 (+1)	1,076 (+8%)	13mo	$201,000	$187	59
714 Martin St	0.61mi	3/2.0 (+1)	1,031 (+3%)	2mo	$209,500	$203	55
1811 S Benbow Rd	0.52mi	3/1.0 (+1)	1,056 (+6%)	12mo	$160,000	$152	51
1109 Benjamin Benson St	0.44mi	3/2.0 (+1)	1,134 (+14%)	2mo	$212,500	$187	47
701 E Bragg St	0.61mi	3/1.0 (+1)	1,080 (+8%)	8mo	$169,000	$156	46
1102 Pennsylvania St	0.65mi	2/1.0	930 (-7%)	18mo	$160,000	$172	43
812 Vance St	0.59mi	3/2.0 (+1)	1,144 (+14%)	14mo	$200,000	$175	27

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-21,034
• Equity at exit: $22,216

10-year hold

• IRR: -6.7%
• Equity multiple: 0.59×
• Total profit: $-17,248
• Equity at exit: $12,883

Cash invested: $41,720 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$781
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $66

Break-even live

Break-even rent $1,160

Max offer price $149,000

Occupancy floor 90%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Ross Ave Greensboro, NC	2.0	1.0	672	$1,200	$1.79	23d	1	0.12mi
1003 Martin Luther King Junior Dr Unit B Greensboro, NC	1.0	1.0	580	$595	$1.03	23d	1	0.23mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	14d	1	0.33mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	23d	1	0.34mi
405 E Whittington St Greensboro, NC	2.0	1.0	700	$995	$1.42	23d	1	0.39mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	23d	1	0.50mi
800 Arlington St Unit A Greensboro, NC	2.0	1.0	650	$1,250	$1.92	14d	1	0.58mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	18d	1	0.62mi
710 Reid St Greensboro, NC	3.0	1.0	925	$1,395	$1.51	14d	1	0.65mi
1001 E Bragg St Apt B Greensboro, NC	2.0	1.0	700	$925	$1.32	14d	1	0.65mi
317 Craig St Greensboro, NC	2.0	1.0	1027	$1,275	$1.24	14d	1	1.00mi
321 S Elm St Greensboro, NC	1.0–2.0	1.0–2.0	950	$1,787	$1.88	14d	8	1.09mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	23d	1	1.22mi
503 S O Henry Blvd Greensboro, NC	2.0	1.0	860	$850	$0.99	23d	1	1.33mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	18d	8	1.34mi
801 W McGee St #25 Greensboro, NC	2.0	2.0	960	$1,550	$1.61	21d	1	1.35mi
220 W Market St Greensboro, NC	1.0	1.0	858	$1,200	$1.40	23d	2	1.36mi
403 S O Henry Blvd Unit Alexander Homes Greensboro, NC	2.0	1.0	860	$875	$1.02	23d	1	1.37mi
201 N Elm St Greensboro, NC	2.0	2.0	1046	$2,298	$2.20	14d	2	1.37mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	23d	1	1.42mi
826 W Terrell St Greensboro, NC	3.0	1.0	1084	$1,750	$1.61	23d	1	1.44mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	14d	1	1.48mi
516 S Mendenhall St Unit 512-G Greensboro, NC	2.0	1.0	812	$1,299	$1.60	14d	1	1.49mi

Listing history 12 events

1. 2026-06-15
   statusdays on market $149,000 Pending 21 DOM
2. 2026-06-14
   days on market $149,000 Due Diligence Period 20 DOM
3. 2026-06-10
   days on market $149,000 Due Diligence Period 17 DOM
4. 2026-06-09
   days on market $149,000 Due Diligence Period 16 DOM
5. 2026-06-08
   days on market $149,000 Due Diligence Period 15 DOM
6. 2026-06-07
   statusdays on market $149,000 Due Diligence Period 14 DOM
7. 2026-06-03
   days on market $149,000 Active 10 DOM
8. 2026-06-02
   days on market $149,000 Active 9 DOM
9. 2026-06-01
   days on market $149,000 Active 8 DOM
10. 2026-05-31
    days on market $149,000 Active 7 DOM
11. 2026-05-31
    days on market $149,000 Active 6 DOM
12. 2026-05-24
    listed $149,000 Active

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$344/yr (+$29/mo · 39.2%)

ⓘ 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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,920
• − Mortgage interest: −$8,346
• − Property taxes: −$878
• − Insurance: −$745
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,335
• Taxable loss: −$1,771
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,212/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

1 event — show timeline

• 2026-05-24 Listed $149,000 Triad MLS

Property tax history

+1.6%/yr

Latest (2025): $878 · -1.0% YoY. Source: county tax records.