2659 Overhill Loop · Greensboro, NC 27301

$224,900

3 bd · 2.0 ba · 1,250 sqft · Manufactured public records · 6 Days on market

Built 1992 0.70 ac lot

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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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Welcome home to this spacious 3-bedroom, 2-bathroom manufactured home nestled on a generous 0.7-acre lot in the heart of McLeansville! Offering 1,250 square feet of comfortable living space, this home features an attached garage and plenty of outdoor space to enjoy. Situated in a quiet, established neighborhood with easy access to I-40/85, shopping, dining, and just minutes from Greensboro. This is an affordable opportunity to own a home on a large lot in Guilford County, don't miss out! Schedule your showing today! Equitable interest / assignment of contract. Seller does not hold title. Sale subject to underlying agreement. Buyer to perform due diligence. Contact listing agent for detai

Key facts

• 0.7-acre lot
• Outdoor space
• 0.7 acre lot

Tags

• 0.7-ACRE LOT
• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO I-40/85
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway; Garage; Detached carport; 1 garage space
• Utilities: Well water supply; Septic sewer; Electric service
• Home design: Manufactured home (double wide); One story; Built in 1992; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Well water; Septic tank; Publicly maintained road; Lot approximately 0.7 acres; No pool; Subdivision: Oakdale Heights; Directions: From I-40 / I-85 take Exit 138 for NC-61 / Mount Hope Church Road in the McLeansville area; head north, turn right onto Millstream Road, continue then turn right onto Overhill Loop

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (31.9% below list).
• Recommended offer: $153k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 70 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $225k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $153,205 (31.9% below list)

Questions for the listing agent

1. 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?
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. 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?
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: 0.68% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $114,890
• Equity at exit: $202,608

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $343,983
• Equity at exit: $436,931

Cash invested: $62,972 (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 27301

• Home prices YoY: 4.6%
• Active inventory: 70
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-117

Break-even live

Break-even rent $1,681

Max offer price $204,151

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-54	+0% $-117	+5% $-181	+10% $-245
Rent	-10% $-238	-5% $-178	+0% $-117	+5% $-57	+10% $4
Rate	-1.0pp $-4	-0.5pp $-60	base $-117	+0.5pp $-176	+1.0pp $-235

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $224,900 Active 6 DOM
2. 2026-06-17
   days on market $224,900 Active 5 DOM
3. 2026-06-16
   days on market $224,900 Active 4 DOM
4. 2026-06-15
   days on market $224,900 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $224,900 Active 1 DOM

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$1,188/yr (+$99/mo · 181.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,385
• − Mortgage interest: −$12,598
• − Property taxes: −$656
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$6,543
• Taxable loss: −$5,478
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $-95/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

• City population: 329,421
• Population (ZIP): 10,897

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 0.60)
• Race & ethnicity: White 54% Black 32% Two or more races 11% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 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: ▲ 13.75%
• Current HPI: 310.08
• 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

+899.6% since first listed

2 events — show timeline

• 2026-06-12 Listed $224,900 Triad MLS
• 1989-07-01 Sold (Public Records) $22,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $656 · +17.4% YoY. Source: county tax records.