4728 Winding Trl · Greensboro, NC 27410

$369,770

4 bd · 2.5 ba · 2,504 sqft · Townhouse · 23 Days on market

Built 2026 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 +12.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Columbus at Townes at Spangler Oaks, a townhome community with easy access to commuter routes, shopping, and dining. This Columbus spans two levels with a main-level primary suite that sits apart from the rest of the home, giving the space a sense of separation that carries through the whole layout. The open-concept main floor connects the kitchen and dining area to the great room, with direct access to the covered porch extending the living space outward. Upstairs, two additional bedrooms share a secondary bath, rounding out roughly 2,550 square feet with three bedrooms, two full baths, a powder room, and a two-car garage. The primary suite on the main level means the upper

Key facts

• Primary suite
• Private patio
• Walk in closets

Tags

• TWO STORY TOWNHOME
• PRIMARY SUITE
• PRIVATE PATIO
• SPACIOUS LOFT
• WALK IN CLOSETS

Property features AI

Finance

• Other: Address: 4728 Winding Trl, Greensboro NC 27410; Listing status: Active; Listing modified May 29, 2026
• Financial info: List price $378,550

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Built as The Columbus plan
• Exterior features: Living area approximately 2,504

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Interior features: Spec home (The Columbus plan); Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $370k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (15.6% below list).
• Recommended offer: $312k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Ep Pearce Elementary (math 80% / reading 79%, grade A, #24 of 1,410 statewide, top 2%, 667 students, 26% FRL); Kernodle Middle (math 62% / reading 60%, grade B+, #40 of 475 statewide, top 9%, 745 students, 40% FRL); Northwest Guilford High (math 72% / reading 64%, grade B, #137 of 535 statewide, top 26%, 1,991 students, 18% FRL) — zoned schools average 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 42% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Guilford County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 336 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% of the median local income ($85k/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 $3k of loan paydown is wiped out by about $11k 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 23 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

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 $312,029 (15.6% 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. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-57,352
• Equity at exit: $55,134

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-21,364
• Equity at exit: $31,971

Cash invested: $103,536 (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 27410

• Rents YoY: 5.6%
• Active inventory: 336
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$1,939
• Tax est. 1.5%: −$462 /mo · $5,547/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-90

Break-even live

Break-even rent $3,235

Max offer price $356,694

Occupancy floor 98%

Sensitivity live

Price	-10% $165	-5% $37	+0% $-90	+5% $-218	+10% $-346
Rent	-10% $-337	-5% $-214	+0% $-90	+5% $33	+10% $156
Rate	-1.0pp $96	-0.5pp $4	base $-90	+0.5pp $-186	+1.0pp $-284

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: $92,442
• Closing costs: $11,093
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5510 Faye Dr Greensboro, NC	4.0	3.5	2674	$4,500	$1.68	16d	1	0.45mi
4808 Pine Glen Ct Greensboro, NC	4.0	2.5	2319	$2,450	$1.06	23d	1	0.79mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	25d	1	1.33mi
4210 Shoal Creek Dr Greensboro, NC	5.0	2.5	2695	$3,300	$1.22	25d	1	1.42mi

Listing history 16 events

1. 2026-06-22
   days on market $369,770 Active 23 DOM
2. 2026-06-18
   days on market $369,770 Active 20 DOM
3. 2026-06-17
   days on market $369,770 Active 19 DOM
4. 2026-06-16
   days on market $369,770 Active 18 DOM
5. 2026-06-15
   days on market $369,770 Active 17 DOM
6. 2026-06-14
   days on market $369,770 Active 15 DOM
7. 2026-06-10
   pricedays on market $369,770 Active 12 DOM
8. 2026-06-09
   days on market $381,550 Active 11 DOM
9. 2026-06-08
   days on market $381,550 Active 10 DOM
10. 2026-06-07
    pricedays on market $381,550 Active 9 DOM
11. 2026-06-03
    days on market $378,550 Active 5 DOM
12. 2026-06-02
    days on market $378,550 Active 4 DOM
13. 2026-06-01
    days on market $378,550 Active 3 DOM
14. 2026-05-31
    days on market $378,550 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $378,550 Active 1 DOM

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

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 12% 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: $37,443
• − Mortgage interest: −$20,713
• − Property taxes: −$5,547
• − Insurance: −$1,849
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − Depreciation: −$10,757
• Taxable loss: −$7,413
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $695/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready townhouse in a desirable neighborhood offers a pristine condition with no visible repairs needed. Key updates to enhance its value include fresh painting and landscaping.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Well-maintained landscaping increases curb appeal and property value
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends system life

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping increases curb appeal and property value ↑
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends system life ↑

ⓘ 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 — 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): 54,921
• Household income: $85,291
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2696.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -245.81%
• Current HPI: 222.1685
• Rent YoY: ▲ 5.57%
• 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