5421 Pine Level Dr · Greensboro, NC 27214

$220,000

3 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 30 Days on market

Built 1974 0.46 ac lot Est $200k · 10% over

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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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 3 Bed 2 Full bath home in Browns Summit ready to move into! Home incld's large living room with ceiling fan! Extremely nice kitchen w/granite counter tops and new appliances! Both bathrooms include new fixtures & ceramic tiled flooring! Hall bath incl tiled tub/shower surround! Master bedroom includes his/hers closets! Deck overlooking nice level back yard! New roof! Vinyl replacement windows and vinyl siding! One car attached car port! 100% USDA financing available! Must see! Bring all offers!

Key facts

• Country living
• Newer flooring
• Quiet setting

Tags

• COUNTRY LIVING
• QUIET SETTING
• OUTDOOR SPACE
• NEWER FLOORING
• GRANITE COUNTERTOPS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property type: Residential; Structure type: House; Lot number 65; Lot size approximately 0.46 acre; Total rooms: 6; No basement (crawl space)
• HOA & community: No homeowners association; Subdivision: Monticello Estates

Exterior

• Parking: Attached carport; Driveway; 1 garage/carport space
• Utilities: Public water; Septic tank sewer; Electric water heater; Natural gas available
• Home design: Residential stick/site-built house; One story (one level); Built in 1974; Existing structure
• Construction: Brick and vinyl siding exterior
• Exterior features: Partially cleared lot; No fencing; No pool; Public maintained road

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood; Electric water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for cooling; Forced air heating; Natural gas heating fuel
• Interior features: Primary bedroom on the main level; Attic access only; Ceiling fan(s); Separate shower; Solid surface counters
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (5.5% below list).
• Recommended offer: $208k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% 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.
• Zoned schools: Monticello-Brown Summit Elem (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 294 students, 69% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 102 active listings in the ZIP; solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $176k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $207,891 (5.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5423 Pine Level Dr	0.02mi	3/1.5	1,050 (0%)	2mo	$199,500	$190	98
7638 Jackson School Rd Unit A	0.58mi	3/2.0	1,092 (+4%)	1mo	$210,000	$192	64
7638 Jackson School Rd	0.58mi	3/1.5	1,111 (+6%)	17mo	$145,000	$131	49

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-16,549
• Equity at exit: $32,803

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $9,967
• Equity at exit: $19,022

Cash invested: $61,600 (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 27214

• Home prices YoY: -20.2%
• Active inventory: 102
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $301

Break-even live

Break-even rent $1,698

Max offer price $220,000

Occupancy floor 81%

Sensitivity live

Price	-10% $426	-5% $363	+0% $301	+5% $239	+10% $177
Rent	-10% $137	-5% $219	+0% $301	+5% $383	+10% $465
Rate	-1.0pp $412	-0.5pp $357	base $301	+0.5pp $244	+1.0pp $186

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $220,000 Active 30 DOM
2. 2026-06-18
   days on market $220,000 Active 27 DOM
3. 2026-06-17
   days on market $220,000 Active 26 DOM
4. 2026-06-16
   days on market $220,000 Active 25 DOM
5. 2026-06-15
   days on market $220,000 Active 24 DOM
6. 2026-06-14
   days on market $220,000 Active 22 DOM
7. 2026-06-10
   days on market $220,000 Active 19 DOM
8. 2026-06-09
   days on market $220,000 Active 18 DOM
9. 2026-06-08
   days on market $220,000 Active 17 DOM
10. 2026-06-07
    days on market $220,000 Active 16 DOM
11. 2026-06-03
    days on market $220,000 Active 12 DOM
12. 2026-06-02
    days on market $220,000 Active 11 DOM
13. 2026-06-01
    days on market $220,000 Active 10 DOM
14. 2026-05-31
    days on market $220,000 Active 9 DOM
15. 2026-05-31
    days on market $220,000 Active 8 DOM
16. 2026-05-22
    listed $220,000 Active
17. 2026-03-24
    soldstatus $176,000
18. 2012-08-31
    soldstatus $86,000 514-char remark

    Show marketing remark (514 chars)

    Fantastic 3 Bed 2 Full bath home in Browns Summit ready to move into! Home incld's large living room with ceiling fan! Extremely nice kitchen w/granite counter tops and new appliances! Both bathrooms include new fixtures & ceramic tiled flooring! Hall bath incl tiled tub/shower surround! Master bedroom includes his/hers closets! Deck overlooking nice level back yard! New roof! Vinyl replacement windows and vinyl siding! One car attached car port! 100% USDA financing available! Must see! Bring all offers!

19. 2012-05-29
    listed $87,900 514-char remark

    Show marketing remark (514 chars)

    Fantastic 3 Bed 2 Full bath home in Browns Summit ready to move into! Home incld's large living room with ceiling fan! Extremely nice kitchen w/granite counter tops and new appliances! Both bathrooms include new fixtures & ceramic tiled flooring! Hall bath incl tiled tub/shower surround! Master bedroom includes his/hers closets! Deck overlooking nice level back yard! New roof! Vinyl replacement windows and vinyl siding! One car attached car port! 100% USDA financing available! Must see! Bring all offers!

20. 2006-11-02
    soldstatus $109,500
21. 1974-06-01
    soldstatus $21,500

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$654/yr (+$55/mo · 56.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $24,947
• − Mortgage interest: −$12,323
• − Property taxes: −$1,150
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$6,400
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $3,618/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

• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 14,766
• Household income: $82,655
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 32.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Hispanic 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -63.20%
• Current HPI: 249.9252
• Rent YoY: —
• 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

+923.3% since first listed

6 events — show timeline

• 2026-05-22 Listed $220,000 Triad MLS
• 2026-03-24 Sold (Public Records) $176,000 Public Records
• 2012-08-31 Sold (MLS) $86,000 Triad MLS
• 2012-05-29 Listed $87,900 Triad MLS
• 2006-11-02 Sold (Public Records) $109,500 Public Records
• 1974-06-01 Sold (Public Records) $21,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,150 · +1.0% YoY. Source: county tax records.