15 Loblolly Ct · Greensboro, NC 27214

$245,000

3 bd · 2.5 ba · 1,722 sqft · SingleFamily public records · 22 Days on market

Built 2002 0.34 ac lot Est $300k · 18% under $15/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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in Carriage Woods located in cul de sac. Large lot, kitchen features granite countertops and large walk in pantry, tile flooring, open floor plan on first floor for entertaining or enjoyment. 2nd floor loft landing for bonus space. Owner suite with deep walk in closet and dual sinks. Only needs you!

Key facts

• Quiet cul-de-sac
• Versatile loft space
• Ample cabinet space

Tags

• QUIET CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• LARGE PANTRY
• VERSATILE LOFT SPACE

Property features AI

Finance

• Other: Subdivision: Carriage Woods
• HOA & community: Association: Winston-Salem; Association fee: $15

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Utilities: Public water; Public sewer; Gas water heater; Natural gas available for heating
• Home design: Residential stick/site-built house; Two levels; Built in 2002; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public-maintained road; Lot approximately 0.34 acres; Lot dimensions: 31', 3', 148', 72', 76', 180'

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating fuel
• Interior features: Living room on the main level; No basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 (15.1% below list).
• Recommended offer: $208k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Ronald E. Mcnair Elementary (math 23% / reading 31%, grade F, #1,033 of 1,410 statewide, top 76%, 457 students, 99% 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 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• 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 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $130k; list at $245k implies a 88% 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 $207,941 (15.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $299,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Peach Orchard Dr	0.14mi	3/2.5	1,566 (-9%)	1mo	$255,000	$163	78
612 Spring Leaf Ct	0.43mi	4/2.5 (+1)	1,746 (+1%)	2mo	$345,000	$198	71
5101 Coltsfoot Rd	0.42mi	3/2.0	1,591 (-8%)	2mo	$240,000	$151	64
593 Blythewood Ct	0.36mi	3/2.5	1,536 (-11%)	6mo	$302,000	$197	60
5300 Weeping Cherry Dr	0.09mi	4/2.5 (+1)	1,933 (+12%)	14mo	$289,000	$150	59
4906 Yellow Locust Dr	0.23mi	3/2.5	1,504 (-13%)	13mo	$261,000	$174	57
5111 Weeping Cherry Dr	0.13mi	4/2.5 (+1)	1,928 (+12%)	15mo	$285,000	$148	56
600 River Glen Ct	0.39mi	4/2.5 (+1)	1,537 (-11%)	7mo	$305,000	$198	53
15 Wimbledon Ln	0.74mi	4/2.5 (+1)	1,549 (-10%)	5mo	$270,000	$174	40
10 Wimbledon Ln	0.70mi	3/2.0	1,534 (-11%)	9mo	$310,000	$202	40
214 Lucas Park Dr	0.75mi	3/2.0	1,967 (+14%)	1mo	$423,750	$215	39
100 and 104 Lucas Park Dr	0.60mi	3/1.0	1,505 (-13%)	17mo	$245,000	$163	31

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-39,548
• Equity at exit: $36,530

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-34,245
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$102
• HOA: −$15
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $2

Break-even live

Break-even rent $2,076

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $72	+0% $2	+5% $-67	+10% $-136
Rent	-10% $-162	-5% $-80	+0% $2	+5% $85	+10% $167
Rate	-1.0pp $126	-0.5pp $65	base $2	+0.5pp $-61	+1.0pp $-126

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Loblolly Ct Browns Summit, NC	3.0	2.5	2000	$1,925	$0.96	25d	1	0.04mi
4902 Mystic Oak Dr Browns Summit, NC	3.0	2.5	2018	$2,115	$1.05	16d	1	0.29mi
123 Arcaro Dr Greensboro, NC	3.0	2.0	1328	$1,675	$1.26	25d	1	0.56mi
4408 N Church St Greensboro, NC	1.0–2.0	1.0–2.0	978	$1,670	$1.71	16d	5	0.69mi
1373 Lees Chapel Rd Greensboro, NC	1.0–3.0	1.0–2.0	975	$1,471	$1.51	16d	19	0.76mi
152 Drewsbury Dr Greensboro, NC	3.0	2.5	1904	$1,995	$1.05	21d	1	0.80mi
202 Kinnley Ct Greensboro, NC	3.0	2.5	1784	$1,950	$1.09	25d	1	0.80mi
3923 Woodberry Lake Dr Greensboro, NC	3.0	2.0	1092	$1,700	$1.56	25d	1	0.80mi
2303 Sidney Porter Dr Greensboro, NC	3.0	2.5	1610	$1,730	$1.07	25d	1	0.85mi
2100 Parks St Greensboro, NC	4.0	2.0	1187	$1,710	$1.44	21d	1	1.04mi
2910 Renegade Way Greensboro, NC	1.0–3.0	1.0–2.0	1028	$1,999	$1.94	16d	213	1.13mi
1921 Sheldon Rd Greensboro, NC	4.0	3.0	1660	$2,300	$1.39	25d	1	1.14mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	16d	1	1.21mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	25d	1	1.21mi
8 Indigo Cv Unit 1 Greensboro, NC	3.0	2.0	1585	$2,500	$1.58	25d	1	1.42mi
216 Matt Pl Greensboro, NC	3.0	1.0	1050	$1,295	$1.23	25d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 21 events

1. 2026-06-14
   status $245,000 Pending 22 DOM
2. 2026-06-10
   days on market $245,000 Due Diligence Period 22 DOM
3. 2026-06-09
   days on market $245,000 Due Diligence Period 21 DOM
4. 2026-06-08
   days on market $245,000 Due Diligence Period 20 DOM
5. 2026-06-07
   days on market $245,000 Due Diligence Period 19 DOM
6. 2026-06-03
   days on market $245,000 Due Diligence Period 15 DOM
7. 2026-06-02
   days on market $245,000 Due Diligence Period 14 DOM
8. 2026-06-01
   days on market $245,000 Due Diligence Period 13 DOM
9. 2026-05-31
   days on market $245,000 Due Diligence Period 12 DOM
10. 2026-05-31
    days on market $245,000 Due Diligence Period 11 DOM
11. 2026-05-21
    historical Due Diligence Period
12. 2026-05-19
    listed $245,000 Active
13. 2016-12-30
    soldstatus $130,000 Sold 313-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

14. 2016-12-30
    soldstatus $130,000 312-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

15. 2016-12-30
    soldstatus $130,000 312-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

16. 2016-12-30
    soldstatus $130,000

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

17. 2016-12-02
    status Pending Accepting Backup Offers 313-char remark

    Show marketing remark (313 chars)

    Lovely home in Carriage Woods located in cul de sac. Large lot, kitchen features granite countertops and large walk in pantry, tile flooring, open floor plan on first floor for entertaining or enjoyment. 2nd floor loft landing for bonus space. Owner suite with deep walk in closet and dual sinks. Only needs you!

18. 2016-11-17
    price $132,500 313-char remark

    Show marketing remark (313 chars)

    Lovely home in Carriage Woods located in cul de sac. Large lot, kitchen features granite countertops and large walk in pantry, tile flooring, open floor plan on first floor for entertaining or enjoyment. 2nd floor loft landing for bonus space. Owner suite with deep walk in closet and dual sinks. Only needs you!

19. 2016-10-19
    listed $135,000 Active 313-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

20. 2016-10-19
    listed $132,500 312-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

21. 2016-10-19
    listed $132,500 312-char remark

    Show marketing remark (312 chars)

    Lovely Home In Carriage Woods Located In Cul De Sac. Large Lot, Kitchen Features Granite Countertops And Large Walk In Pantry, Tile Flooring, Open Floor Plan On First Floor For Entertaining Or Enjoyment. 2Nd Floor Loft Landing For Bonus Space. Owner Suite With Deep Walk In Closet And Dual Sinks. Only Needs You!

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $2,861 · $238/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,953
• − Mortgage interest: −$13,724
• − Property taxes: −$2,861
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$180
• − Depreciation: −$7,127
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $1,027/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
• 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

+84.9% since first listed

11 events — show timeline

• 2026-05-21 Contingent — Triad MLS
• 2026-05-19 Listed $245,000 Triad MLS
• 2016-12-30 Sold (Public Records) $130,000 Public Records
• 2016-12-30 Sold (MLS) $130,000 AMLSNC
• 2016-12-30 Sold (MLS) $130,000 TMLS
• 2016-12-30 Sold (MLS) $130,000 Triad MLS
• 2016-12-02 Pending — Triad MLS
• 2016-11-17 Price Changed $132,500 Triad MLS
• 2016-10-19 Listed $135,000 Triad MLS
• 2016-10-19 Listed $132,500 AMLSNC
• 2016-10-19 Listed $132,500 TMLS

Property tax history

+5.4%/yr

Latest (2025): $2,861 · -1.0% YoY. Source: county tax records.