822 Creek Crossing Trl · Sedalia, NC 27377

$239,000

2 bd · 2.5 ba · 1,317 sqft · Townhouse public records · 13 Days on market

Built 1999 1,742 sqft lot Est $216k · 11% over $195/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +8.9/30.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Fresh interior paint and cleaned Carpets give this beautifully maintained Townhome a bright, refreshed feel throughout. Featuring LVP flooring, Granite countertops, and Gas Log Fireplace, the main living areas flow seamlessly into the Kitchen and Living spaces. Upstairs, both Bedrooms offer Walk-in Closets and en-suite baths and Laundry with washer and dryer. Step outside to enjoy the pond views from the private Backyard patio with privacy fencing. Located in the St. Andrews at Stoney Creek community with access to neighborhood amenities including the clubhouse, pool, and beautifully maintained common areas. Conveniently situated near Burlington, Greensboro, major highways, shopping, dining

Key facts

• Walk-in closets
• Pond views
• Gas log fireplace

Tags

• LVP FLOORING
• GRANITE COUNTERTOPS
• GAS LOG FIREPLACE
• WALK-IN CLOSETS
• PRIVATE BACKYARD PATIO
• POND VIEWS

Property features AI

Finance

• Other: Property type: Residential townhouse; Roads are publicly maintained
• HOA & community: Located in St. Andrews Townhomes; Community association with quarterly fee of $55 and additional monthly fee of $177

Exterior

• Parking: Attached garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; Gas water heater; Natural gas heating
• Home design: Townhouse; Stick/Site built construction; Two levels; Built in 1999; Existing structure; One fireplace (gas log in living room)
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Fenced yard with privacy fencing; Pond on the property; Community pool

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Laundry room with dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $239k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.0% below list).
• Recommended offer: $184k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#453 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities 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: Sedalia Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 550 students, 62% FRL); Eastern Guilford Middle (math 26% / reading 38%, grade F, #317 of 475 statewide, top 68%, 980 students, 75% FRL); Eastern Guilford High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,198 students, 67% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y 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.

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 $184,063 (23.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $215,988
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6318 Double Eagle Dr	0.07mi	2/2.5	1,320 (+0%)	14mo	$219,000	$166	85
6361 Double Eagle Dr	0.10mi	2/2.5	1,250 (-5%)	7mo	$220,000	$176	81
6321 Double Eagle Dr	0.08mi	2/2.5	1,198 (-9%)	1mo	$197,000	$164	80
6209 Birdie Ct	0.09mi	2/2.5	1,429 (+8%)	6mo	$199,000	$139	77
6310 Inkberry Dr	0.74mi	3/2.5 (+1)	1,310 (-0%)	14mo	$195,000	$149	47

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

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.91×
• Total profit: $-5,843
• Equity at exit: $81,787

10-year hold

• IRR: 3.8%
• Equity multiple: 1.48×
• Total profit: $31,999
• Equity at exit: $108,841

Cash invested: $66,920 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$100
• HOA: −$195
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-195

Break-even live

Break-even rent $2,087

Max offer price $204,623

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	18d	1	0.08mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	23d	1	0.15mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,638	$1.46	14d	18	0.66mi
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	23d	1	1.04mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	23d	1	1.04mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,168	$1.31	14d	80	1.21mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: gaspool

Listing history 44 events

1. 2026-06-09
   status $239,000 Pending 13 DOM
2. 2026-06-08
   days on market $239,000 Active 13 DOM
3. 2026-06-07
   days on market $239,000 Active 12 DOM
4. 2026-06-03
   days on market $239,000 Active 8 DOM
5. 2026-06-02
   days on market $239,000 Active 7 DOM
6. 2026-06-01
   days on market $239,000 Active 6 DOM
7. 2026-05-31
   days on market $239,000 Active 5 DOM
8. 2026-05-31
   days on market $239,000 Active 4 DOM
9. 2026-05-26
   listed $239,000 Active
10. 2026-05-07
    historical
11. 2026-04-26
    price $239,000
12. 2026-04-26
    price $239,000
13. 2026-03-30
    listed $245,000 Active
14. 2025-03-19
    soldstatus $243,000
15. 2025-03-18
    soldstatus $243,000 Closed
16. 2025-02-23
    status Pending
17. 2025-02-03
    historical Due Diligence Period
18. 2025-01-17
    status Active
19. 2025-01-04
    status Pending
20. 2024-12-17
    historical Due Diligence Period
21. 2024-12-10
    listed $234,900 Active
22. 2022-02-14
    soldstatus $187,500 Closed
23. 2022-02-14
    soldstatus $187,500
24. 2022-02-14
    soldstatus $187,500 Closed
25. 2022-02-14
    soldstatus $187,500 Closed
26. 2022-02-14
    soldstatus $187,500
27. 2022-02-14
    soldstatus $187,500
28. 2022-01-15
    status Pending
29. 2022-01-15
    status Pending
30. 2022-01-15
    status Pending
31. 2022-01-14
    listed $165,000 Active
32. 2022-01-14
    listed $165,000 Active
33. 2022-01-14
    listed $165,000 Active
34. 2022-01-12
    historical $165,000
35. 2022-01-12
    historical $165,000
36. 2022-01-12
    listed $165,000
37. 2022-01-12
    listed $165,000
38. 2015-04-28
    soldstatus $99,900 Sold
39. 2015-04-28
    soldstatus $100,000
40. 2015-04-07
    status Due Diligence Period
41. 2015-04-01
    listed $99,900 Active
42. 2015-02-25
    listed $99,900
43. 2010-05-13
    soldstatus $110,000
44. 2005-12-30
    soldstatus $105,000

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$751/yr (+$63/mo · 62.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,088
• − Mortgage interest: −$13,388
• − Property taxes: −$1,209
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$2,340
• − Depreciation: −$6,953
• Taxable loss: −$6,531
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-768/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 — Sedalia

• Score: 62/100
• State rank: #453
• US rank: #16681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 72
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

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 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• 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

+127.6% since first listed

36 events — show timeline

• 2026-05-26 Listed $239,000 Triad MLS
• 2026-05-07 Listing Removed — TMLS
• 2026-04-26 Price Changed $239,000 TMLS
• 2026-04-26 Price Changed $239,000 Triad MLS
• 2026-03-30 Listed $245,000 TMLS
• 2025-03-19 Sold (Public Records) $243,000 Public Records
• 2025-03-18 Sold (MLS) $243,000 Triad MLS
• 2025-02-23 Pending — Triad MLS
• 2025-02-03 Contingent — Triad MLS
• 2025-01-17 Relisted — Triad MLS
• 2025-01-04 Pending — Triad MLS
• 2024-12-17 Contingent — Triad MLS
• 2024-12-10 Listed $234,900 Triad MLS
• 2022-02-14 Sold (Public Records) $187,500 Public Records
• 2022-02-14 Sold (MLS) $187,500 TMLS
• 2022-02-14 Sold (MLS) $187,500 Triad MLS
• 2022-02-14 Sold (MLS) $187,500 AMLSNC
• 2022-02-14 Sold (MLS) $187,500 AMLSNC
• 2022-02-14 Sold (MLS) $187,500 TMLS
• 2022-01-15 Pending — TMLS
• 2022-01-15 Pending — Triad MLS
• 2022-01-15 Pending — AMLSNC
• 2022-01-14 Listed $165,000 TMLS
• 2022-01-14 Listed $165,000 AMLSNC
• 2022-01-14 Listed $165,000 Triad MLS
• 2022-01-12 Coming Soon $165,000 TMLS
• 2022-01-12 Coming Soon $165,000 Triad MLS
• 2022-01-12 Listed $165,000 TMLS
• 2022-01-12 Listed $165,000 AMLSNC
• 2015-04-28 Sold (Public Records) $100,000 Public Records
• 2015-04-28 Sold (MLS) $99,900 Triad MLS
• 2015-04-07 Pending — Triad MLS
• 2015-04-01 Listed $99,900 Triad MLS
• 2015-02-25 Listed $99,900 TMLS
• 2010-05-13 Sold (Public Records) $110,000 Public Records
• 2005-12-30 Sold (Public Records) $105,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,209 · -1.0% YoY. Source: county tax records.