1582 Eckert Ln · Gibsonville, NC 27377

$283,040

3 bd · 2.5 ba · 1,706 sqft · Townhouse · 35 Days on market

Built 2026 5,227 sqft lot Est $275k · at est.

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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 +7.7/30.0
• ARV discount +6.1/15.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Beautiful Hatton floor plan featuring a charming rocking chair front porch, sleek gray exterior, and a bright, open-concept interior filled with natural light. The chef-inspired kitchen with gas cooking and full appliances flows seamlessly into a spacious gathering area—perfect for everyday living and entertaining. The owner’s suite offers a private retreat with tray ceilings and a luxurious bath. Additional highlights include a huge walk-in laundry room and an extended patio ideal for relaxing or hosting guests. Thoughtfully designed for comfort, style, and functionality.

Key facts

• Gas cooking
• Private retreat
• Owner's suite

Tags

• ROCKING CHAIR FRONT PORCH
• CHEF INSPIRED KITCHEN
• GAS COOKING
• SPACIOUS GATHERING AREA
• OWNER'S SUITE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $283k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (27.3% below list).
• Recommended offer: $206k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#79 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, 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: Gibsonville Elementary (math 46% / reading 46%, grade D-, #551 of 1,410 statewide, top 40%, 564 students, 60% 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 (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 35 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,790 (27.3% 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 35 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $274,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1582 Eckert Ln	0.00mi	3/2.5	1,706 (0%)	1mo	$280,700	$165	99
1584 Eckert Ln	0.01mi	3/2.5	1,706 (0%)	1mo	$274,590	$161	99
1022 Poets Walk Rd	0.04mi	3/2.5	1,706 (0%)	2mo	$268,390	$157	97
937 Poets Walk Rd	0.12mi	3/2.5	1,706 (0%)	1mo	$264,990	$155	94
930 Poets Walk Rd	0.13mi	3/2.5	1,706 (0%)	4mo	$274,990	$161	91
922 Poets Walk Rd	0.14mi	3/2.5	1,706 (0%)	4mo	$259,990	$152	90
1024 Poets Walk Rd	0.03mi	3/2.5	1,558 (-9%)	4mo	$252,500	$162	81
941 Poets Walk Rd	0.11mi	3/2.5	1,558 (-9%)	4mo	$239,990	$154	77
939 Poets Walk Rd	0.11mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	77
1002 Poets Walk Rd	0.08mi	3/2.5	1,558 (-9%)	6mo	$263,990	$169	77
924 Poets Walk Rd	0.14mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	76
206 Cason Dr	0.68mi	2/2.0 (-1)	1,642 (-4%)	3mo	$315,000	$192	52

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: -3.3%
• Equity multiple: 0.83×
• Total profit: $-13,402
• Equity at exit: $96,858

10-year hold

• IRR: 2.4%
• Equity multiple: 1.30×
• Total profit: $23,547
• Equity at exit: $128,896

Cash invested: $79,251 (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: 102
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,484
• Tax est. 1.5%: −$354 /mo · $4,246/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-330

Break-even live

Break-even rent $2,476

Max offer price $235,247

Occupancy floor —

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: $70,760
• Closing costs: $8,491
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	21d	1	0.03mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	23d	1	0.09mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	14d	10	0.12mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	14d	1	0.40mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	23d	1	0.90mi

Listing history 3 events

1. 2026-05-22
   soldstatus $280,700 Closed
2. 2026-04-18
   status Pending
3. 2026-03-13
   listed $283,040 Active

ⓘ 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: $24,695
• − Mortgage interest: −$15,855
• − Property taxes: −$4,246
• − Insurance: −$1,415
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$8,234
• Taxable loss: −$9,006
• Est. tax savings @ 24.0%: +$2,161
• After-tax cash flow: $-1,802/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 — Gibsonville

• Score: 73/100
• State rank: #79
• US rank: #5651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonville, NC
• County: Guilford County · 487,190 people
• City population: 13,741
• 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

Price history

-0.8% since first listed

3 events — show timeline

• 2026-05-22 Sold (MLS) $280,700 Triad MLS
• 2026-04-18 Pending — Triad MLS
• 2026-03-13 Listed $283,040 Triad MLS