4548 Dillon Mill Dr

Greensboro, NC 27301

$301,180F

3 bd · 2.5 ba · 1,616 sqft · Built 2026 · Townhouse · Pending · 43 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,654/mo
• Mortgage (P&I): −$1,579
• Tax + insurance: −$195
• HOA: −$0
• Vac / Maint / Mgmt: −$347
• Net cashflow: $-468/mo
• Annual: $-5,614/yr
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• 1% rule: 0.55%
• Cash to close: $84,330

Investor read

• This is a 3-bed/2.5-bath townhouse listed at $301k.
• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (45.1% below list).
• It's been on market 43 days — a 3% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $165k (45.1% below list) — sets the bar for 1% rule.
• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• 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: Alamance Elementary (math 67% / reading 62%, grade B, #147 of 1,410 statewide, top 11%, 516 students, 42% FRL); Southeast Guilford Middle (math 37% / reading 40%, grade F, #244 of 475 statewide, top 53%, 830 students, 57% FRL); Southeast Guilford High (math 51% / reading 54%, grade C-, #287 of 535 statewide, top 54%, 1,273 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 43 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.