PATTISON - DRHE Plan · Whitsett, NC 27377

$287,900

4 bd · 2.5 ba · 1,658 sqft · Townhouse · 75 Days on market

Excellent condition

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0

Listing remarks

The Pattison is one of our newest two-story townhome floorplan showcased in our Brightwood Farm community located in whitsett, North Carolina. As you step inside this 4-bedroom, 2.5-bath townhome you'll discover 1,658 square feet of comfortable living space. The Pattison also features a 2-car garage, adding convenience and style, making it one our most sought-after townhome floorplans. The first floor living area is designed with an open-concept layout, seamlessly connecting the kitchen, living, and dining areas for a versatile space ideal for everyday living and entertaining. The kitchen boasts shaker-style cabinets, granite countertops with a tile backsplash, and stainless steel appliance

Key facts

• Two-story townhome
• Granite countertops
• Tile backsplash

Tags

• TWO-STORY TOWNHOME
• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: List price $287,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan home; Addressed in Whitsett, NC (7071 Eclipse Trl)
• Exterior features: Living area approximately 1658

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (PATTISON - DRHE); Active new construction plan

🏗️ New construction. The $287,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,518.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $288k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.4% below list).
• Recommended offer: $235k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Whitsett — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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); 105 active listings in the ZIP; 8 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).
• This rent runs 31% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k 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 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,830 (18.4% 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 75 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $283,518
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7026 Eclipse Trl	0.11mi	4/2.5	1,658 (0%)	2mo	$274,000	$165	93
7028 Eclipse Trl	0.11mi	4/2.5	1,658 (0%)	3mo	$275,000	$166	92
7023 Eclipse Trl	0.13mi	4/2.5	1,658 (0%)	3mo	$280,000	$169	92
7031 Eclipse Trl	0.11mi	4/2.5	1,658 (0%)	4mo	$285,000	$172	91
7029 Eclipse Trl	0.12mi	4/2.5	1,658 (0%)	4mo	$275,000	$166	91
7030 Eclipse Trl	0.10mi	4/2.5	1,658 (0%)	5mo	$292,000	$176	91
7025 Eclipse Trl	0.12mi	4/2.5	1,658 (0%)	4mo	$280,000	$169	91
7022 Eclipse Trl	0.12mi	4/2.5	1,658 (0%)	5mo	$275,000	$166	90
7021 Eclipse Trl	0.13mi	4/2.5	1,658 (0%)	6mo	$295,000	$178	89
7020 Eclipse Trl	0.13mi	4/2.5	1,658 (0%)	6mo	$291,000	$176	89
7035 Eclipse Trl	0.10mi	4/2.5	1,694 (+2%)	4mo	$290,000	$171	88
6531 Knob Creek Dr	0.33mi	3/2.0 (-1)	1,669 (+1%)	4mo	$324,900	$195	74

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: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,308
• Equity at exit: $97,022

10-year hold

• IRR: 5.7%
• Equity multiple: 1.71×
• Total profit: $56,244
• Equity at exit: $129,114

Cash invested: $79,385 (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: 105
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$1,487
• Tax est. 1.5%: −$354 /mo · $4,253/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-104

Break-even live

Break-even rent $2,480

Max offer price $268,444

Occupancy floor 99%

Sensitivity live

Price	-10% $92	-5% $-6	+0% $-104	+5% $-202	+10% $-300
Rent	-10% $-290	-5% $-197	+0% $-104	+5% $-11	+10% $81
Rate	-1.0pp $39	-0.5pp $-32	base $-104	+0.5pp $-178	+1.0pp $-252

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: $70,880
• Closing costs: $8,506
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,250	$1.36	16d	80	0.07mi
676 Affirmed Dr Whitsett, NC	3.0	2.5	1951	$1,955	$1.00	23d	1	0.25mi
6850 Keeneland Dr Whitsett, NC	4.0	2.5	2196	$2,010	$0.92	23d	1	0.33mi
6700 Olivia Way Whitsett, NC	4.0	2.5	2231	$1,949	$0.87	25d	1	0.45mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	16d	18	1.13mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	16d	10	1.39mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	25d	1	1.43mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	23d	1	1.48mi

Listing history 15 events

1. 2026-06-22
   days on market $287,900 Active 75 DOM
2. 2026-06-18
   days on market $287,900 Active 72 DOM
3. 2026-06-17
   days on market $287,900 Active 71 DOM
4. 2026-06-16
   days on market $287,900 Active 70 DOM
5. 2026-06-15
   days on market $287,900 Active 69 DOM
6. 2026-06-14
   days on market $287,900 Active 67 DOM
7. 2026-06-10
   days on market $287,900 Active 64 DOM
8. 2026-06-09
   days on market $287,900 Active 63 DOM
9. 2026-06-08
   days on market $287,900 Active 62 DOM
10. 2026-06-07
    days on market $287,900 Active 61 DOM
11. 2026-06-03
    days on market $287,900 Active 57 DOM
12. 2026-06-02
    days on market $287,900 Active 56 DOM
13. 2026-06-01
    days on market $287,900 Active 55 DOM
14. 2026-05-31
    days on market $287,900 Active 54 DOM
15. 2026-05-31
    days on market $287,900 Active 53 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,180
• − Mortgage interest: −$15,881
• − Property taxes: −$4,253
• − Insurance: −$1,418
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$8,248
• Taxable loss: −$6,129
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $221/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This well-maintained, move-in-ready townhome in Whitsett, NC, offers a spacious and modern living experience with excellent curb appeal and interior finishes.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments can improve energy efficiency and add a fresh look
• Both Install smart home devices — Smart home devices can increase convenience and add value for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments can improve energy efficiency and add a fresh look ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

Amenities F Commute F Cost of living A+ Crime C 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: 10,885
• 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