4728 Winding Trl · Greensboro, NC 27410

$364,700

4 bd · 2.5 ba · 2,538 sqft · Townhouse · 66 Days on market

Built 2026 Excellent condition 2-car garage $144/sqft · 5% below area Est $384k · 5% under

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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 +9.8/15.0
• Cash flow +9.1/30.0
• Schools +7.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Columbus at Townes at Spangler Oaks, an active community near shopping, dining, and commuter routes with modern townhomes. This Columbus covers 2,550 square feet across two levels, with four bedrooms, two full baths, a powder room, and a two-car garage. The main level flows from the kitchen through the dining area into the great room, with a covered porch off the back that extends living space outdoors. Upstairs, all three bedrooms have walk-in closets, and the primary suite closet upgrade gives gear, luggage, and essentials dedicated space. The secondary bath includes a dual vanity for smooth mornings. The walk-in tile shower in the primary bath closes out the day cleanly.

Key facts

• Primary suite
• Private patio
• Walk in closets

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $365k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (22.3% below list).
• Recommended offer: $283k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% 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); 565 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 40% 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 66 days — a 6% lower offer ($343k) 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 $283,486 (22.3% 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 66 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $383,900
• List price: $364,700
• Delta: -5.00%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4724 Winding Trl	0.05mi	4/2.5	2,488 (-2%)	1mo	$383,900	$154	94
4745 Winding Trl	0.02mi	4/3.5	2,524 (-1%)	1mo	$376,770	$149	93
4726 Winding Trl	0.04mi	4/3.5	2,488 (-2%)	0mo	$377,700	$152	90
4730 Winding Trl	0.04mi	4/3.5	2,488 (-2%)	1mo	$389,000	$156	90
4741 Winding Trl	0.04mi	4/3.5	2,488 (-2%)	1mo	$399,770	$161	90

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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.32×
• Total profit: $-69,421
• Equity at exit: $54,378

10-year hold

• IRR: -7.0%
• Equity multiple: 0.50×
• Total profit: $-50,786
• Equity at exit: $31,533

Cash invested: $102,116 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 11 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $391,990 ($157/sqft)
• Median days on market: 31 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -3.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27410

• Rents YoY: 5.6%
• Active inventory: 565
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,835 high
• Mortgage (P&I): −$1,913
• Tax est. 1.5%: −$456 /mo · $5,470/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-281

Break-even live

Break-even rent $3,190

Max offer price $324,065

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-155	+0% $-281	+5% $-407	+10% $-533
Rent	-10% $-505	-5% $-393	+0% $-281	+5% $-169	+10% $-57
Rate	-1.0pp $-97	-0.5pp $-188	base $-281	+0.5pp $-375	+1.0pp $-471

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: $91,175
• Closing costs: $10,941
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Brookstead Dr Summerfield, NC	4.0	3.5	3193	$3,265	$1.02	0d	1	0.45mi
5510 Faye Dr Greensboro, NC	4.0	3.5	2674	$4,500	$1.68	109d	1	0.45mi
4808 Pine Glen Ct Greensboro, NC	4.0	2.5	2319	$2,450	$1.06	116d	1	0.79mi
4504 Southport Rd Greensboro, NC	4.0	2.5	2200	$2,505	$1.14	2d	1	0.89mi
4600 Pine Cove Rd Greensboro, NC	3.0	2.0	2016	$2,345	$1.16	3d	1	0.94mi
4510 Camden Ridge Dr Greensboro, NC	4.0	2.5	2170	$2,300	$1.06	0d	1	1.20mi
4301 Windlestraw Ln Greensboro, NC	3.0	2.5	2098	$2,600	$1.24	6d	1	1.22mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	119d	1	1.33mi
4109 Windlestraw Ln Greensboro, NC	4.0	2.5	2400	$2,500	$1.04	62d	1	1.37mi
3409 Bent Creek Ct Greensboro, NC	3.0	2.5	2128	$2,200	$1.03	62d	1	1.39mi
4210 Shoal Creek Dr Greensboro, NC	5.0	2.5	2695	$3,300	$1.22	119d	1	1.42mi
5386 Beechmont Dr Greensboro, NC	4.0	2.5	2604	$2,505	$0.96	62d	1	1.45mi

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyBuilt as The Columbus plan
• Exterior features: Living area approximately 2,504

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Spec home (The Columbus plan)Active listing

Listing history 48 events

1. 2026-08-03
   days on market $364,700 Active 66 DOM
2. 2026-07-31
   days on market $364,700 Active 63 DOM
3. 2026-07-30
   days on market $364,700 Active 62 DOM
4. 2026-07-29
   days on market $364,700 Active 61 DOM
5. 2026-07-27
   days on market $364,700 Active 59 DOM
6. 2026-07-25
   pricedays on market $364,700 Active 57 DOM
7. 2026-07-24
   days on market $369,770 Active 56 DOM
8. 2026-07-23
   days on market $369,770 Active 55 DOM
9. 2026-07-22
   days on market $369,770 Active 54 DOM
10. 2026-07-21
    days on market $369,770 Active 53 DOM
11. 2026-07-18
    days on market $369,770 Active 50 DOM
12. 2026-07-16
    days on market $369,770 Active 48 DOM
13. 2026-07-16
    days on market $369,770 Active 47 DOM
14. 2026-07-14
    days on market $369,770 Active 46 DOM
15. 2026-07-13
    days on market $369,770 Active 45 DOM
16. 2026-07-12
    days on market $369,770 Active 44 DOM
17. 2026-07-11
    days on market $369,770 Active 43 DOM
18. 2026-07-10
    days on market $369,770 Active 42 DOM
19. 2026-07-09
    days on market $369,770 Active 41 DOM
20. 2026-07-07
    days on market $369,770 Active 39 DOM
21. 2026-07-06
    days on market $369,770 Active 38 DOM
22. 2026-07-05
    days on market $369,770 Active 37 DOM
23. 2026-07-04
    days on market $369,770 Active 36 DOM
24. 2026-07-03
    days on market $369,770 Active 35 DOM
25. 2026-07-02
    days on market $369,770 Active 34 DOM
26. 2026-07-01
    days on market $369,770 Active 33 DOM
27. 2026-06-30
    days on market $369,770 Active 32 DOM
28. 2026-06-29
    days on market $369,770 Active 31 DOM
29. 2026-06-28
    days on market $369,770 Active 30 DOM
30. 2026-06-28
    days on market $369,770 Active 29 DOM
31. 2026-06-27
    days on market $369,770 Active 28 DOM
32. 2026-06-25
    days on market $369,770 Active 26 DOM
33. 2026-06-22
    days on market $369,770 Active 23 DOM
34. 2026-06-18
    days on market $369,770 Active 20 DOM
35. 2026-06-17
    days on market $369,770 Active 19 DOM
36. 2026-06-16
    days on market $369,770 Active 18 DOM
37. 2026-06-15
    days on market $369,770 Active 17 DOM
38. 2026-06-14
    days on market $369,770 Active 15 DOM
39. 2026-06-10
    pricedays on market $369,770 Active 12 DOM
40. 2026-06-09
    days on market $381,550 Active 11 DOM
41. 2026-06-08
    days on market $381,550 Active 10 DOM
42. 2026-06-07
    pricedays on market $381,550 Active 9 DOM
43. 2026-06-03
    days on market $378,550 Active 5 DOM
44. 2026-06-02
    days on market $378,550 Active 4 DOM
45. 2026-06-01
    days on market $378,550 Active 3 DOM
46. 2026-05-31
    days on market $378,550 Active 2 DOM
47. 2026-05-31
    remarks 699-char remark
48. 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 1/10 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: $34,018
• − Mortgage interest: −$20,429
• − Property taxes: −$5,470
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − Depreciation: −$10,609
• Taxable loss: −$9,757
• Est. tax savings @ 24.0%: +$2,342
• After-tax cash flow: $-1,028/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 ↑

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Ep Pearce Elementary A NC #24/1,410 Nat'l #1,230/41,679 Middle Kernodle Middle B+ NC #40/475 Nat'l #1,667/14,009 High Northwest Guilford High B NC #137/535 Nat'l #2,439/17,239

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

A Composite livability gradescore 81/100

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 · 584,596 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyBuilt as The Columbus plan
• Exterior features: Living area approximately 2,504

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Spec home (The Columbus plan)Active listing