7323 Shadyside Dr · Summerfield, NC 27358

$199,900

4 bd · 1.5 ba · 2,424 sqft · SingleFamily public records · 112 Days on market

Built 1928 0.59 ac lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7323 Shadyside Dr, a charming residence offering space, character, and comfort but just needs a little tlc to bring out its full potential Located in the heart of Summerfield and situated on a spacious . 59-acre lot, this 4-bedroom home blends timeless architectural details, warmth, and flexibility for today’s lifestyle. Inside, you’ll find generously sized rooms filled with natural light and flexible living spaces ideal for entertaining or everyday life. The inviting den features a gas-log fireplace, creating a warm focal point for gatherings. The functional floor plan provides comfortable bedroom spaces and room for a home office or guest accommodations. Step outs

Key facts

• Private backyard
• Spacious lot
• Gas-log fireplace

Tags

• SPACIOUS LOT
• GAS-LOG FIREPLACE
• FLEXIBLE LIVING SPACES
• PRIVATE BACKYARD
• ROOM FOR GARDENING

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Morehampton Park

Exterior

• Parking: Driveway (no garage)
• Utilities: Private sewer; Electric water heater; Publicly maintained road
• Home design: Residential stick/site-built house; Two levels; Built in 1928; One fireplace
• Construction: Brick and vinyl siding; Existing structure
• Exterior features: Fenced yard; Well water

Interior

• Kitchen: Cooktop; Dishwasher; Exhaust fan; Range hood; Electric water heater
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Stone; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace heating with blower fan and gas log; Electric and propane fuel options
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.5% in Summerfield — 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 74/100 on livability (#62 in NC, #4,822 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute 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: 143 active listings in the ZIP; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $200k implies a 365% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $504,192
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7405 Dickinben Dr	0.55mi	4/2.0	2,108 (-13%)	20mo	$438,000	$208	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $5,436
• Equity at exit: $29,806

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $53,215
• Equity at exit: $17,284

Cash invested: $55,972 (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 27358

• Home prices YoY: -20.9%
• Active inventory: 143
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $595

Break-even live

Break-even rent $1,509

Max offer price $199,900

Occupancy floor 69%

Sensitivity live

Price	-10% $708	-5% $652	+0% $595	+5% $539	+10% $482
Rent	-10% $417	-5% $506	+0% $595	+5% $685	+10% $774
Rate	-1.0pp $696	-0.5pp $646	base $595	+0.5pp $543	+1.0pp $491

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $199,900 Pending 112 DOM
2. 2026-06-15
   days on market $199,900 Active 112 DOM
3. 2026-06-14
   days on market $199,900 Active 110 DOM
4. 2026-06-10
   days on market $199,900 Active 107 DOM
5. 2026-06-09
   days on market $199,900 Active 106 DOM
6. 2026-06-08
   days on market $199,900 Active 105 DOM
7. 2026-06-07
   days on market $199,900 Active 104 DOM
8. 2026-06-03
   days on market $199,900 Active 100 DOM
9. 2026-06-02
   days on market $199,900 Active 99 DOM
10. 2026-06-01
    days on market $199,900 Active 98 DOM
11. 2026-05-31
    days on market $199,900 Active 97 DOM
12. 2026-05-31
    days on market $199,900 Active 96 DOM
13. 2026-05-12
    price $199,900
14. 2026-03-24
    price $214,900
15. 2026-02-23
    listed $225,000 Active
16. 2015-05-13
    price $152,900
17. 1978-06-01
    soldstatus $43,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$916/yr (+$76/mo · 126.6%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $27,146
• − Mortgage interest: −$11,198
• − Property taxes: −$723
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$5,815
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $6,167/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 — Summerfield

• Score: 74/100
• State rank: #62
• US rank: #4822

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerfield, NC
• City population: 15,283
• Population (ZIP): 15,283

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Asian 6% Two or more races 5% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -62.58%
• Current HPI: 237.0528
• Rent YoY: —
• Metro: —
• 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

+364.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $199,900 Triad MLS
• 2026-03-24 Price Changed $214,900 Triad MLS
• 2026-02-23 Listed $225,000 Triad MLS
• 2015-05-13 Price Changed $152,900 Triad MLS
• 1978-06-01 Sold (Public Records) $43,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $723 · +3.6% YoY. Source: county tax records.