7358 Colleen Park Dr · Burlington, NC 27377

$220,000

3 bd · 2.5 ba · 1,576 sqft · Townhouse public records · 84 Days on market

Built 2007 1,742 sqft lot Est $249k · 12% under $140/mo HOA · 7% of rent

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Why this score? — see what drove the C 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 +15.2/30.0
• ARV discount +12.7/15.0
• Appreciation +5.5/10.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this move-in ready townhome in Whitsett, NC, close to Elon University, short drive to Greensboro. This beautiful townhome offers 3 bedrooms, 2 full baths and 1 half bath with a bright open floor plan designed for comfortable living. The spacious living room features a gas log fireplace, creating the perfect spot to relax while enjoying your morning coffee. The home also includes a dining area and large kitchen, ideal for gatherings and everyday living. Enjoy extra space on the 1 garage space for storage or parking as well as to more parking space in the drive way. The primary bedroom offers generous space for a sitting area or home office setup, while the second and third bedroom

Key facts

• Community pool
• Large kitchen
• Gas log fireplace

Tags

• MOVE IN READY
• GAS LOG FIREPLACE
• LARGE KITCHEN
• COMMUNITY POOL
• PATIO
• EASY ACCESS TO PARKS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA fee approximately $140 per month; HOA covers structure maintenance, road maintenance, and trash

Exterior

• Parking: Attached garage (1 car); 2 additional open parking spaces (3 total parking spaces)
• Utilities: Public water; Public sewer; Electric service available
• Home design: Townhouse; Two levels; Entry on main level
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Private maintained road; Lot approximately 0.04 acres

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $76 ($909/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 $206k (6.6% below list).
• Recommended offer: $206k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools F, 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: Rents rising fast (+4.0%/yr); 102 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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.
• At projected returns (1.0% appreciation + 4.0% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,561 (6.6% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $249,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7344 Garett Park Dr	0.05mi	3/2.5	1,472 (-7%)	3mo	$236,000	$160	84
7632 Oliver Park Dr	0.12mi	3/2.5	1,618 (+3%)	8mo	$255,000	$158	84
7360 Garett Park Dr	0.05mi	3/2.5	1,532 (-3%)	12mo	$247,500	$162	83
7320 Colleen Park Dr	0.03mi	3/2.5	1,498 (-5%)	14mo	$215,000	$144	79
7452 Garett Park Dr	0.07mi	3/2.5	1,536 (-2%)	20mo	$235,000	$153	76
7501 Oliver Park Dr	0.02mi	3/2.5	1,743 (+11%)	9mo	$275,000	$158	74
7702 Oliver Park Dr	0.08mi	3/2.5	1,450 (-8%)	15mo	$230,000	$159	70
7209 Olmstead Dr Unit C	0.34mi	3/2.5	1,532 (-3%)	12mo	$220,000	$144	70
7213 Olmstead Dr	0.35mi	3/2.5	1,520 (-4%)	10mo	$223,500	$147	69
7213 Olmstead Dr Unit A	0.35mi	3/2.5	1,520 (-4%)	10mo	$223,500	$147	69
7513 Oliver Park Dr	0.03mi	3/2.5	1,772 (+12%)	16mo	$273,000	$154	65
7691 Oliver Park Dr	0.06mi	3/2.5	1,745 (+11%)	21mo	$276,000	$158	62

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: 3.6%
• Equity multiple: 1.18×
• Total profit: $11,247
• Equity at exit: $75,285

10-year hold

• IRR: 8.6%
• Equity multiple: 2.08×
• Total profit: $66,474
• Equity at exit: $100,188

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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$92
• HOA: −$140
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $76

Break-even live

Break-even rent $1,960

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $200	-5% $138	+0% $76	+5% $14	+10% $-49
Rent	-10% $-87	-5% $-5	+0% $76	+5% $157	+10% $238
Rate	-1.0pp $187	-0.5pp $132	base $76	+0.5pp $19	+1.0pp $-39

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1626 Daisy Park Dr Whitsett, NC	3.0	2.5	1419	$1,750	$1.23	24d	1	0.23mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	24d	1	0.67mi
1950 Glenkirk Dr Burlington, NC	4.0	2.5	2076	$2,295	$1.11	21d	1	1.04mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	15d	1	1.25mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	15d	10	1.40mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	22d	1	1.41mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	24d	1	1.47mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: gas

Listing history 35 events

1. 2026-06-15
   status $220,000 Pending 84 DOM
2. 2026-06-15
   days on market $220,000 Active 84 DOM
3. 2026-06-14
   days on market $220,000 Active 82 DOM
4. 2026-06-10
   days on market $220,000 Active 79 DOM
5. 2026-06-09
   days on market $220,000 Active 78 DOM
6. 2026-06-08
   days on market $220,000 Active 77 DOM
7. 2026-06-07
   days on market $220,000 Active 76 DOM
8. 2026-06-03
   pricedays on market $220,000 Active 72 DOM
9. 2026-06-02
   days on market $235,000 Active 71 DOM
10. 2026-06-01
    days on market $235,000 Active 70 DOM
11. 2026-05-31
    days on market $235,000 Active 69 DOM
12. 2026-05-31
    days on market $235,000 Active 68 DOM
13. 2026-05-08
    price $235,000
14. 2026-03-23
    listed $240,000 Active
15. 2026-01-31
    historical
16. 2025-12-06
    price $250,000
17. 2025-09-27
    listed $260,000 Active
18. 2024-01-29
    historical
19. 2023-11-30
    price $244,000
20. 2023-11-02
    price $245,000
21. 2023-10-09
    listed $250,000 Active
22. 2022-07-06
    soldstatus $215,000 Closed
23. 2022-07-06
    soldstatus $215,000
24. 2022-07-06
    soldstatus $215,000
25. 2022-07-06
    soldstatus $215,000 Closed
26. 2022-07-06
    soldstatus $215,000 Closed
27. 2022-07-06
    soldstatus $215,000
28. 2022-05-24
    status Pending
29. 2022-05-24
    status Pending
30. 2022-05-24
    status Pending
31. 2022-05-20
    listed $200,000 Active
32. 2022-05-20
    listed $200,000
33. 2022-05-20
    listed $200,000
34. 2022-05-20
    listed $200,000 Active
35. 2022-05-20
    listed $200,000 Active

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $24,667
• − Mortgage interest: −$12,323
• − Property taxes: −$1,954
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$1,680
• − Depreciation: −$6,400
• Taxable loss: −$2,736
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,566/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 — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

Amenities F Commute D+ 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: Burlington, NC
• County: Guilford County · 487,190 people
• City population: 88,508
• 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

+17.5% since first listed

23 events — show timeline

• 2026-05-08 Price Changed $235,000 TMLS
• 2026-03-23 Listed $240,000 TMLS
• 2026-01-31 Listing Removed — TMLS
• 2025-12-06 Price Changed $250,000 TMLS
• 2025-09-27 Listed $260,000 TMLS
• 2024-01-29 Listing Removed — TMLS
• 2023-11-30 Price Changed $244,000 TMLS
• 2023-11-02 Price Changed $245,000 TMLS
• 2023-10-09 Listed $250,000 TMLS
• 2022-07-06 Sold (Public Records) $215,000 Public Records
• 2022-07-06 Sold (MLS) $215,000 AMLSNC
• 2022-07-06 Sold (MLS) $215,000 Triad MLS
• 2022-07-06 Sold (MLS) $215,000 AMLSNC
• 2022-07-06 Sold (MLS) $215,000 TMLS
• 2022-07-06 Sold (MLS) $215,000 TMLS
• 2022-05-24 Pending — TMLS
• 2022-05-24 Pending — AMLSNC
• 2022-05-24 Pending — Triad MLS
• 2022-05-20 Listed $200,000 AMLSNC
• 2022-05-20 Listed $200,000 Triad MLS
• 2022-05-20 Listed $200,000 AMLSNC
• 2022-05-20 Listed $200,000 TMLS
• 2022-05-20 Listed $200,000 TMLS

Property tax history

+2.3%/yr

Latest (2025): $1,954 · -0.8% YoY. Source: county tax records.