7 Preyer Ct · Greensboro, NC 27405

$99,000

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 8 Days on market

Built 1996

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent equity-add or buy-and-hold opportunity located on a quiet dead-end street at 7 Preyer Ct, Greensboro, NC 27405. This property features a functional, spacious layout with a level yard, offering a great foundation for a rental property or a future flip. The home is distressed and requires full cosmetic and major repairs. It is being sold strictly as-is, making it the perfect project to renovate and maximize value in a solid Greensboro market. The property is currently occupied but will be vacant soon, allowing you to get to work on updates shortly after closing. Buyer to verify all utilities, condition, and listing details prior to closing.

Key facts

• Level yard
• Sold as-is
• Built 1996

Tags

• QUIET DEAD-END STREET
• LEVEL YARD
• SOLD AS-IS

Property features AI

Exterior

• Home design: Built in 1996; One-story property
• Construction: Living area approximately 1,030
• Exterior features: Located in the Summit Hills subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 13.4% vs local median 3.8% 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.
• Market conditions: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $99k implies a 98% 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 $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.30%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $210,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4302 Vincent St	0.08mi	3/1.0	1,030 (0%)	2mo	$147,000	$143	95
1703 Helen Rd	0.27mi	3/1.0	1,029 (-0%)	10mo	$230,000	$224	79
4507 Southern Webbing Mill Rd	0.28mi	3/1.0	1,032 (+0%)	12mo	$194,000	$188	76
4530 Holland Rd	0.39mi	3/2.0	1,078 (+5%)	6mo	$212,000	$197	65
4802 Summit Ave	0.68mi	3/1.5	1,010 (-2%)	3mo	$234,000	$232	60
4614 Southern Webbing Mill Rd	0.35mi	3/2.0	1,116 (+8%)	8mo	$225,000	$202	59
1801 Allyson Ave	0.24mi	3/2.0	930 (-10%)	12mo	$190,000	$204	58
1806 Glenside Dr	0.62mi	3/2.0	1,104 (+7%)	3mo	$225,000	$204	53
3562 Cherry Ln	0.63mi	3/2.0	1,125 (+9%)	1mo	$259,999	$231	50
4819 Ashdale Rd	0.63mi	3/1.5	960 (-7%)	16mo	$220,000	$229	44
3932 Martin Ave	0.48mi	2/1.0 (-1)	916 (-11%)	17mo	$156,000	$170	40
3541 Cherry Ln	0.72mi	3/1.0	911 (-12%)	12mo	$202,000	$222	37

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.81×
• Total profit: $22,487
• Equity at exit: $14,761

10-year hold

• IRR: 28.5%
• Equity multiple: 3.63×
• Total profit: $72,962
• Equity at exit: $8,560

Cash invested: $27,720 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 381
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$519
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $584

Break-even live

Break-even rent $813

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $640	-5% $612	+0% $584	+5% $556	+10% $528
Rent	-10% $462	-5% $523	+0% $584	+5% $646	+10% $707
Rate	-1.0pp $634	-0.5pp $610	base $584	+0.5pp $559	+1.0pp $533

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	20d	1	0.25mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	24d	1	0.25mi
2008 Glenside Dr Greensboro, NC	3.0	1.5	1040	$1,600	$1.54	24d	1	0.64mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,475	$1.59	15d	6	0.79mi
1631 Glenside Dr Greensboro, NC	1.0–3.0	1.0–1.5	888	$1,099	$1.24	15d	3	0.80mi
1631 Glenside Dr Greensboro, NC	3.0	1.5	1200	$1,099	$0.92	24d	1	0.80mi
2100 Parks St Greensboro, NC	4.0	2.0	1187	$1,710	$1.44	20d	1	0.90mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	24d	1	0.95mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	15d	1	0.95mi
3206 Spring St Greensboro, NC	4.0	2.0	1200	$1,500	$1.25	22d	1	1.03mi
4100 US Highway 29 N Greensboro, NC	1.0–3.0	1.0–2.0	928	$1,529	$1.65	24d	1	1.18mi
3128 Utah Pl Greensboro, NC	1.0–3.0	1.0–2.0	1076	$1,375	$1.28	24d	6	1.23mi
109 Lemon Ln Greensboro, NC	3.0	3.0	1418	$2,000	$1.41	24d	1	1.32mi
1373 Lees Chapel Rd Greensboro, NC	1.0–3.0	1.0–2.0	975	$1,471	$1.51	15d	19	1.44mi
3102 Summit Ave Greensboro, NC	2.0	1.0	999	$1,100	$1.10	24d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $99,000 Active 8 DOM
2. 2026-06-17
   days on market $99,000 Active 7 DOM
3. 2026-06-16
   days on market $99,000 Active 6 DOM
4. 2026-06-15
   days on market $99,000 Active 5 DOM
5. 2026-06-14
   remarks 656-char remark
6. 2026-06-14
   listed $99,000 Active 3 DOM

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $985 · $82/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $18,637
• − Mortgage interest: −$5,546
• − Property taxes: −$985
• − Insurance: −$495
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,880
• Taxable income: $5,750
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $5,633/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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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

+725.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $99,000 FSBO.com
• 2005-05-26 Sold (Public Records) $50,000 Public Records
• 1980-12-01 Sold (Public Records) $12,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $985 · -1.0% YoY. Source: county tax records.