7513 Greenlawn Dr · Summerfield, NC 27358

$299,900

4 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 36 Days on market

Built 1947 0.45 ac lot Est $245k · 23% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 4 bdrm in Summerfield. Original hardwood floors throughout. Master on main w/walk in closet. Kitchen w/new appliances, new pantry, recessed lights. Mud room off side deck w/laundry, tile floors. Two full baths w/tile floor & surround, new fixtures & vanities. New windows, doors, gutters, HVAC, plumbing, new electrical panel. Wood beams add character to large Great room. New deck & fenced back yard ready for you to relax! Unfinished basement great for storage. Agent Only Remarks

Key facts

• Original hardwoods
• Updated baths
• Updated kitchen

Tags

• ORIGINAL HARDWOODS
• PRIMARY BEDROOM ON MAIN LEVEL
• WALK IN CLOSET
• UPDATED KITCHEN
• UPDATED BATHS
• LARGE REAR DECK

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface
• Security: Deadbolt locks (interior listed feature)
• Utilities: Well water; Septic tank sewer; Electric water heater
• Home design: Residential stick/site-built house; Two-story; Built in 1947; Living room fireplace
• Construction: Aluminum and wood siding; Existing structure
• Exterior features: Approximately 0.45-acre lot; Publicly maintained road; No pool; Well water

Interior

• Kitchen: Microwave; Dishwasher; Range
• Bedrooms: Bedrooms located on main and second levels
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Window unit(s)
• Interior features: Deadbolt locks; Primary bedroom on main level; Unfinished cellar/basement (basement present)
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $82 ($986/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 $240k (19.9% below list).
• Recommended offer: $240k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.4% in Summerfield — 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 74/100 on livability (#62 in NC, #4,822 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: Summerfield Elementary (math 74% / reading 75%, grade A, #58 of 1,410 statewide, top 5%, 568 students, 25% FRL); Northern Guilford Middle (math 57% / reading 57%, grade B, #68 of 475 statewide, top 15%, 792 students, 30% FRL); Northern Guilford High (math 57% / reading 69%, grade B-, #177 of 535 statewide, top 33%, 1,364 students, 25% FRL) — zoned schools average 27% FRL vs 52% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 42% district-wide (+23 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: 144 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 36 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $149k; list at $300k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $240,341 (19.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $244,755
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5107 Myers Fork Rd	0.24mi	3/2.0 (-1)	1,269 (-4%)	15mo	$235,000	$185	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-43,485
• Equity at exit: $44,716

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-31,619
• Equity at exit: $25,930

Cash invested: $83,972 (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 27358

• Home prices YoY: -20.9%
• Active inventory: 144
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $82

Break-even live

Break-even rent $2,299

Max offer price $299,900

Occupancy floor 92%

Sensitivity live

Price	-10% $252	-5% $167	+0% $82	+5% $-3	+10% $-88
Rent	-10% $-108	-5% $-13	+0% $82	+5% $177	+10% $272
Rate	-1.0pp $233	-0.5pp $158	base $82	+0.5pp $4	+1.0pp $-75

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $299,900 Pending 36 DOM
2. 2026-06-16
   days on market $299,900 Due Diligence Period 36 DOM
3. 2026-06-15
   days on market $299,900 Due Diligence Period 35 DOM
4. 2026-06-14
   days on market $299,900 Due Diligence Period 33 DOM
5. 2026-06-10
   days on market $299,900 Due Diligence Period 30 DOM
6. 2026-06-09
   days on market $299,900 Due Diligence Period 29 DOM
7. 2026-06-08
   days on market $299,900 Due Diligence Period 28 DOM
8. 2026-06-07
   days on market $299,900 Due Diligence Period 27 DOM
9. 2026-06-03
   days on market $299,900 Due Diligence Period 23 DOM
10. 2026-06-02
    days on market $299,900 Due Diligence Period 22 DOM
11. 2026-06-01
    days on market $299,900 Due Diligence Period 21 DOM
12. 2026-05-31
    days on market $299,900 Due Diligence Period 20 DOM
13. 2026-05-31
    statusdays on market $299,900 Due Diligence Period 19 DOM
14. 2026-05-11
    listed $299,900 Active
15. 2015-10-07
    soldstatus $149,000 Sold 519-char remark

    Show marketing remark (519 chars)

    Beautifully remodeled 4 bdrm in Summerfield. Original hardwood floors throughout. Master on main w/walk in closet. Kitchen w/new appliances, new pantry, recessed lights. Mud room off side deck w/laundry, tile floors. Two full baths w/tile floor & surround, new fixtures & vanities. New windows, doors, gutters, HVAC, plumbing, new electrical panel. Wood beams add character to large Great room. New deck & fenced back yard ready for you to relax! Unfinished basement great for storage. Agent Only Remarks

16. 2015-10-07
    soldstatus $149,000

    Show marketing remark (519 chars)

    Beautifully remodeled 4 bdrm in Summerfield. Original hardwood floors throughout. Master on main w/walk in closet. Kitchen w/new appliances, new pantry, recessed lights. Mud room off side deck w/laundry, tile floors. Two full baths w/tile floor & surround, new fixtures & vanities. New windows, doors, gutters, HVAC, plumbing, new electrical panel. Wood beams add character to large Great room. New deck & fenced back yard ready for you to relax! Unfinished basement great for storage. Agent Only Remarks

17. 2015-09-05
    status Due Diligence Period 519-char remark

    Show marketing remark (519 chars)

    Beautifully remodeled 4 bdrm in Summerfield. Original hardwood floors throughout. Master on main w/walk in closet. Kitchen w/new appliances, new pantry, recessed lights. Mud room off side deck w/laundry, tile floors. Two full baths w/tile floor & surround, new fixtures & vanities. New windows, doors, gutters, HVAC, plumbing, new electrical panel. Wood beams add character to large Great room. New deck & fenced back yard ready for you to relax! Unfinished basement great for storage. Agent Only Remarks

18. 2015-09-02
    listed $149,000 Active 519-char remark

    Show marketing remark (519 chars)

    Beautifully remodeled 4 bdrm in Summerfield. Original hardwood floors throughout. Master on main w/walk in closet. Kitchen w/new appliances, new pantry, recessed lights. Mud room off side deck w/laundry, tile floors. Two full baths w/tile floor & surround, new fixtures & vanities. New windows, doors, gutters, HVAC, plumbing, new electrical panel. Wood beams add character to large Great room. New deck & fenced back yard ready for you to relax! Unfinished basement great for storage. Agent Only Remarks

19. 2011-02-25
    soldstatus $79,000

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$1,033/yr (+$86/mo · 72.4%)

ⓘ 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 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: $28,841
• − Mortgage interest: −$16,799
• − Property taxes: −$1,426
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$8,724
• Taxable loss: −$4,223
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $1,999/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 — Summerfield

• Score: 74/100
• State rank: #62
• US rank: #4822

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment A+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerfield, NC
• City population: 15,283
• Population (ZIP): 15,283

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Asian 6% Two or more races 5% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -62.58%
• Current HPI: 237.0528
• Rent YoY: —
• Metro: —
• 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

+279.6% since first listed

6 events — show timeline

• 2026-05-11 Listed $299,900 Triad MLS
• 2015-10-07 Sold (Public Records) $149,000 Public Records
• 2015-10-07 Sold (MLS) $149,000 Triad MLS
• 2015-09-05 Pending — Triad MLS
• 2015-09-02 Listed $149,000 Triad MLS
• 2011-02-25 Sold (Public Records) $79,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,426 · +3.6% YoY. Source: county tax records.