5414 Sky Hill Dr · Greensboro, NC 27301

$279,000

3 bd · 2.5 ba · 1,470 sqft · SingleFamily public records · 192 Days on market

Built 2014 6,098 sqft lot Est $266k · at est. $24/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• ARV discount +5.3/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

Key facts

• One-car garage
• Well-maintained
• 6,098 sq ft lot

Tags

• WELL-MAINTAINED
• QUIET ESTABLISHED COMMUNITY
• SPACIOUS LIVING AREAS
• EASY ACCESS TO BACKYARD
• FULLY FENCED-IN BACKYARD
• ONE-CAR GARAGE

Property features AI

Finance

• Other: Lot about 0.14 acres; No shared/common walls
• HOA & community: Part of Greystone Homeowners Association; HOA fee billed monthly (small fee); Association provides snow removal

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electric service
• Home design: House; Two levels
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a house (structure type)
• Exterior features: Back yard fencing; Paved road access (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Electric water heater; Laundry room
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (40.7% below list).
• Recommended offer: $165k (40.7% below list) — sets the bar for 1% rule.

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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $154k; list at $279k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $165,433 (40.7% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $266,070
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5424 Sky Hill Dr	0.05mi	3/2.5	1,447 (-2%)	14mo	$273,000	$189	83
5422 Sky Hill Dr	0.04mi	3/2.5	1,524 (+4%)	23mo	$258,000	$169	73
5436 Sky Hill Dr	0.10mi	3/3.0	1,611 (+10%)	6mo	$255,000	$158	73
103 Sprucetree Dr	0.54mi	3/1.5	1,467 (-0%)	12mo	$265,000	$181	61
409 Timbercreek Dr	0.38mi	3/2.0	1,652 (+12%)	9mo	$305,000	$185	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $120,404
• Equity at exit: $251,345

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $379,232
• Equity at exit: $542,036

Cash invested: $78,120 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$116
• HOA: −$24
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-494

Break-even live

Break-even rent $2,280

Max offer price $191,648

Occupancy floor —

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: security

Listing history 16 events

1. 2026-05-31
   days on market $279,000 Active 192 DOM
2. 2026-05-31
   days on market $279,000 Active 191 DOM
3. 2026-03-29
   price $279,000 1016-char remark

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

4. 2026-03-29
   price $279,000

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

5. 2025-12-08
   price $280,000 1016-char remark

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

6. 2025-12-08
   price $280,000

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

7. 2025-11-20
   listed $290,000 Active 1016-char remark

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

8. 2025-11-20
   listed $290,000 Active

   Show marketing remark (1016 chars)

   Don’t miss this well-maintained 2-story home offering 3 bedrooms and 2.5 baths in a quiet, established community. This property provides the perfect blend of privacy and convenience, tucked away from the hustle and bustle while still just minutes from schools, restaurants, shopping, the new Publix distribution center, and local businesses. Inside, you’ll find a comfortable and functional layout with spacious living areas designed for everyday living. The second level offers well-sized bedrooms, including a primary suite with its own bath. The main level provides easy access to the backyard, creating a great flow for entertaining or relaxing outdoors. The fully fenced-in backyard is ideal for pets, play, or gardening—offering both security and usable outdoor space. A one-car garage adds extra storage and convenience, making day-to-day living even easier. This home is a wonderful opportunity for anyone seeking space, comfort, and a prime location with easy access to major amenities.

9. 2019-06-21
   soldstatus $154,000 Sold 499-char remark

   Show marketing remark (499 chars)

   Sunday open house Cancelled!! Multi offers highest and best by Sun June 2 by noon. Open house Saturday june 1 from 2 to 4!Lovely two story home with attached garage and front porch area w/ curb appeal. The main floor has a wonderful open floor plan connecting the Great room and the kitchen area. New plank style flooring and modern touches! The 2nd floor features a vaulted owner's suite with private bath, as well as 2 other bedrooms and a large loft area, great for relaxation. Huge Master closet

10. 2019-06-21
    soldstatus $154,000

    Show marketing remark (499 chars)

    Sunday open house Cancelled!! Multi offers highest and best by Sun June 2 by noon. Open house Saturday june 1 from 2 to 4!Lovely two story home with attached garage and front porch area w/ curb appeal. The main floor has a wonderful open floor plan connecting the Great room and the kitchen area. New plank style flooring and modern touches! The 2nd floor features a vaulted owner's suite with private bath, as well as 2 other bedrooms and a large loft area, great for relaxation. Huge Master closet

11. 2019-06-02
    historical Due Diligence Period 499-char remark

    Show marketing remark (499 chars)

    Sunday open house Cancelled!! Multi offers highest and best by Sun June 2 by noon. Open house Saturday june 1 from 2 to 4!Lovely two story home with attached garage and front porch area w/ curb appeal. The main floor has a wonderful open floor plan connecting the Great room and the kitchen area. New plank style flooring and modern touches! The 2nd floor features a vaulted owner's suite with private bath, as well as 2 other bedrooms and a large loft area, great for relaxation. Huge Master closet

12. 2019-05-29
    listed $149,900 Active 499-char remark

    Show marketing remark (499 chars)

    Sunday open house Cancelled!! Multi offers highest and best by Sun June 2 by noon. Open house Saturday june 1 from 2 to 4!Lovely two story home with attached garage and front porch area w/ curb appeal. The main floor has a wonderful open floor plan connecting the Great room and the kitchen area. New plank style flooring and modern touches! The 2nd floor features a vaulted owner's suite with private bath, as well as 2 other bedrooms and a large loft area, great for relaxation. Huge Master closet

13. 2014-11-14
    soldstatus $114,990
14. 2014-01-30
    soldstatus $51,000
15. 2013-12-13
    listed $114,990
16. 2013-12-11
    listed $114,990

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $19,852
• − Mortgage interest: −$15,628
• − Property taxes: −$2,377
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$288
• − Depreciation: −$8,116
• Taxable loss: −$11,129
• Est. tax savings @ 24.0%: +$2,671
• After-tax cash flow: $-3,263/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
• 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

+142.6% since first listed

14 events — show timeline

• 2026-03-29 Price Changed $279,000 Triad MLS
• 2026-03-29 Price Changed $279,000 TMLS
• 2025-12-08 Price Changed $280,000 Triad MLS
• 2025-12-08 Price Changed $280,000 TMLS
• 2025-11-20 Listed $290,000 TMLS
• 2025-11-20 Listed $290,000 Triad MLS
• 2019-06-21 Sold (Public Records) $154,000 Public Records
• 2019-06-21 Sold (MLS) $154,000 Triad MLS
• 2019-06-02 Contingent — Triad MLS
• 2019-05-29 Listed $149,900 Triad MLS
• 2014-11-14 Sold (MLS) $114,990 Triad MLS
• 2014-01-30 Sold (Public Records) $51,000 Public Records
• 2013-12-13 Listed $114,990 Triad MLS
• 2013-12-11 Listed $114,990 TMLS

Property tax history

+20.4%/yr

Latest (2025): $2,377 · -1.0% YoY. Source: county tax records.