410 Walnut Crossing Dr · Gibsonville, NC 27377

$315,000

3 bd · 2.5 ba · 2,348 sqft · SingleFamily public records · 7 Days on market

Built 2007 0.25 ac lot Est $418k · 25% under $20/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +8.5/30.0
• 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
• DSCR +2.3/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

With over 2,400 square feet across three levels, this home offers a flexible floor plan designed for real life. The open main level brings everyone together, featuring a spacious kitchen with granite countertops, abundant cabinet space, a large pantry, and a comfortable living area with a cozy fireplace. Whether you're hosting friends, helping with homework at the kitchen table, or enjoying a quiet evening at home, this space was made to be lived in. Upstairs, the private primary suite is joined by two additional bedrooms and a large loft that's perfect for a home office, playroom, or second living area. The third-floor bonus room provides even more flexibility for a media room, home gym, guest retreat, or hobby space. Fresh interior paint and professionally cleaned carpets give the home a bright, welcoming feel, while the convenient location offers easy access to Burlington, Greensboro, shopping, dining, and major commuter routes.

Key facts

• Large loft
• Flexible floor plan
• Spacious kitchen

Tags

• FLEXIBLE FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE PANTRY
• COZY FIREPLACE
• PRIVATE PRIMARY SUITE
• LARGE LOFT

Property features AI

Finance

• HOA & community: Community association managed by Red Rock Management; Quarterly association fee; Association fee covers storm water maintenance

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Site-built property; Three or more levels; RE zoning
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on site
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating system specified; Central air conditioning
• Interior features: Ceiling fans; Pantry; Smooth ceilings; Walk-in closet(s); Bathtub/shower combination; Soaking tub; Living room fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (28.9% below list).
• Recommended offer: $224k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Gibsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D-, amenities 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 fast (+4.0%/yr); 102 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).

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 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $174k; list at $315k implies a 81% 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 $223,904 (28.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $417,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Walnut Crossing Dr	0.25mi	3/2.0	2,166 (-8%)	10mo	$329,000	$152	66
304 Walnut Crossing Dr	0.17mi	4/2.5 (+1)	2,113 (-10%)	11mo	$304,000	$144	62
131 Verona Villa Dr	0.56mi	4/3.0 (+1)	2,438 (+4%)	8mo	$447,900	$184	53
529 Hwy 61	0.65mi	4/3.0 (+1)	2,511 (+7%)	14mo	$370,000	$147	39
1048 Gibson House Dr	0.72mi	4/3.5 (+1)	2,449 (+4%)	15mo	$439,900	$180	38
1019 Gibson House Dr	0.70mi	4/2.5 (+1)	2,591 (+10%)	13mo	$460,000	$178	34
1051 Gibson House Dr	0.74mi	4/3.0 (+1)	2,568 (+9%)	20mo	$495,725	$193	26

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: -2.1%
• Equity multiple: 0.90×
• Total profit: $-9,254
• Equity at exit: $107,795

10-year hold

• IRR: 3.5%
• Equity multiple: 1.43×
• Total profit: $38,048
• Equity at exit: $143,451

Cash invested: $88,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$131
• HOA: −$20
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-277

Break-even live

Break-even rent $2,589

Max offer price $266,138

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-187	+0% $-277	+5% $-366	+10% $-455
Rent	-10% $-453	-5% $-365	+0% $-277	+5% $-188	+10% $-100
Rate	-1.0pp $-118	-0.5pp $-196	base $-277	+0.5pp $-358	+1.0pp $-441

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	15d	1	0.17mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	22d	1	0.50mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	24d	1	0.55mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	24d	1	0.76mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: gym

Listing history 7 events

1. 2026-06-18
   price $315,000 Active 7 DOM
2. 2026-06-18
   days on market $325,000 Active 7 DOM
3. 2026-06-17
   days on market $325,000 Active 6 DOM
4. 2026-06-16
   days on market $325,000 Active 5 DOM
5. 2026-06-15
   days on market $325,000 Active 4 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $325,000 Active 2 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,868
• − Mortgage interest: −$17,645
• − Property taxes: −$2,908
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$240
• − Depreciation: −$9,164
• Taxable loss: −$8,962
• Est. tax savings @ 24.0%: +$2,151
• After-tax cash flow: $-1,168/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

+148.2% since first listed

17 events — show timeline

• 2026-06-11 Listed $325,000 Triad MLS
• 2026-06-11 Listed $325,000 TMLS
• 2017-03-27 Sold (Public Records) $174,000 Public Records
• 2017-03-27 Sold (MLS) $174,000 AMLSNC
• 2017-03-27 Sold (MLS) $174,000 TMLS
• 2017-03-27 Sold (MLS) $174,000 AMLSNC
• 2017-03-27 Sold (MLS) $174,000 Triad MLS
• 2017-03-27 Sold (MLS) $174,000 TMLS
• 2017-02-02 Pending — Triad MLS
• 2017-01-13 Listed $175,000 Triad MLS
• 2017-01-13 Listed $175,000 AMLSNC
• 2017-01-13 Listed $175,000 TMLS
• 2017-01-11 Listed $175,000 TMLS
• 2017-01-11 Listed $175,000 AMLSNC
• 2016-12-30 Sold (MLS) $132,000 Triad MLS
• 2016-10-25 Pending — Triad MLS
• 2016-10-07 Listed $130,950 Triad MLS

Property tax history

+9.4%/yr

Latest (2025): $2,908 · +2.5% YoY. Source: county tax records.