3702 Creek Point Way · Greensboro, NC 27407

$235,000

3 bd · 2.0 ba · 1,219 sqft · SingleFamily public records · 34 Days on market

Built 1999 0.25 ac lot Est $272k · 14% under $29/mo HOA · 2% 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 +13.6/15.0
• Cash flow +12.1/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

Key facts

• Walk-in closet
• Huge fenced yard
• Double-sink ensuite

Tags

• SPLIT-BEDROOM FLOOR PLAN
• DOUBLE-SINK ENSUITE
• WALK-IN CLOSET
• HUGE FENCED YARD
• MATURE TREES
• MULTIPLE STORAGE SHEDS

Property features AI

Finance

• Other: Approximately 0.25 acre lot; One fireplace located in the living room; Total building area about 1,219
• HOA & community: Community: Fox Hollow; Association managed by Priestley Management; HOA fee $350 annually; Association for Winston-Salem area

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Gas water heater; Natural gas for heating; Electric for cooling (central air)
• Home design: Residential stick/site-built house; One story; Built in 1999; Existing structure; Storage structure on the property; Living room fireplace
• Construction: Vinyl siding; Slab foundation
• Exterior features: Garden; Fenced yard with privacy fencing; Public maintained road

Interior

• Kitchen: Microwave; Free-standing range
• Bedrooms: Primary on main
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Primary bedroom located on the main level
• Laundry & utility: Washer hookup; Dryer connection on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (22.9% below list).
• Recommended offer: $181k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% 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.
• Market conditions: Rents rising (+3.5%/yr); 221 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k 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 34 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,298 (22.9% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $271,837
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5429 Whitley Way	0.15mi	3/2.0	1,222 (+0%)	10mo	$272,500	$223	85
5423 Whitley Way	0.17mi	3/2.0	1,208 (-1%)	10mo	$285,000	$236	82
5306 Whitley Way	0.32mi	3/2.0	1,270 (+4%)	12mo	$282,000	$222	68
5520 Wellsley Dr E	0.05mi	3/2.0	1,363 (+12%)	19mo	$308,000	$226	62
19 Gatehouse Ln	0.58mi	2/2.5 (-1)	1,263 (+4%)	9mo	$230,000	$182	53

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 · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-40,373
• Equity at exit: $35,039

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-35,656
• Equity at exit: $20,319

Cash invested: $65,800 (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 27407

• Rents YoY: 3.5%
• Active inventory: 221
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$98
• HOA: −$29
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-49

Break-even live

Break-even rent $1,876

Max offer price $226,264

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $17	+0% $-49	+5% $-116	+10% $-182
Rent	-10% $-193	-5% $-121	+0% $-49	+5% $22	+10% $94
Rate	-1.0pp $69	-0.5pp $10	base $-49	+0.5pp $-110	+1.0pp $-172

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5609 Wellsley Dr W Greensboro, NC	3.0	2.0	1448	$1,825	$1.26	24d	1	0.14mi
6004 Grandover Village Rd Greensboro, NC	1.0–2.0	1.0–2.0	1049	$2,384	$2.27	15d	20	0.63mi
2010 Hearthwood Ct Greensboro, NC	2.0	2.5	1332	$2,000	$1.50	15d	1	0.70mi
5202 Fox Hunt Dr Greensboro, NC	1.0–3.0	1.0–2.0	1101	$1,946	$1.77	15d	49	0.71mi
4301 Millis Rd Greensboro, NC	1.0–3.0	1.0–2.0	1073	$2,029	$1.89	15d	25	0.94mi
5626 Atwater Rd Greensboro, NC	3.0	2.0	1100	$1,170	$1.06	20d	1	0.97mi
2988 Butterwood Dr Jamestown, NC	3.0	2.0	1300	$1,795	$1.38	15d	1	1.14mi
103 Yorkleigh Ln Jamestown, NC	2.0–3.0	1.0–1.5	972	$1,075	$1.11	24d	1	1.33mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-10
   status $235,000 Pending 34 DOM
2. 2026-06-09
   days on market $235,000 Due Diligence Period 34 DOM
3. 2026-06-08
   days on market $235,000 Due Diligence Period 33 DOM
4. 2026-06-07
   days on market $235,000 Due Diligence Period 32 DOM
5. 2026-06-03
   days on market $235,000 Due Diligence Period 28 DOM
6. 2026-06-02
   days on market $235,000 Due Diligence Period 27 DOM
7. 2026-06-01
   days on market $235,000 Due Diligence Period 26 DOM
8. 2026-05-31
   days on market $235,000 Due Diligence Period 25 DOM
9. 2026-05-31
   days on market $235,000 Due Diligence Period 24 DOM
10. 2026-05-10
    historical Due Diligence Period
11. 2026-05-06
    listed $235,000 Active
12. 2025-02-21
    price $250,000
13. 2020-11-19
    soldstatus $173,600 Closed 364-char remark

    Show marketing remark (364 chars)

    Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

14. 2020-11-19
    soldstatus $173,500

    Show marketing remark (364 chars)

    Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

15. 2020-10-27
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

16. 2020-09-30
    historical Due Diligence Period 364-char remark

    Show marketing remark (364 chars)

    Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

17. 2020-09-24
    listed $169,900 Active 364-char remark

    Show marketing remark (364 chars)

    Look no further! Well-maintained home in Adams Farm! Great schools! 3 Beds, 2 Full Baths with split bedroom plan offering privacy in Master Suite complete with walk-in closet and double sinks. Open floor plan w/ vaulted ceiling s and gas fireplace in LR. Huge fenced yard w/ deck (2018), storage sheds and mature trees. Home Warranty included. County taxes!

18. 2017-10-23
    soldstatus $145,000 Sold
19. 2017-10-23
    soldstatus $145,000
20. 2017-10-07
    status Pending
21. 2017-09-18
    historical Due Diligence Period
22. 2017-09-14
    listed $144,900 Active
23. 2014-05-29
    soldstatus $129,900
24. 2014-05-29
    soldstatus $130,000
25. 2014-04-23
    listed $129,900
26. 2005-07-06
    soldstatus $125,500
27. 2003-05-20
    soldstatus $119,500

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$458/yr (+$38/mo · 31.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,756
• − Mortgage interest: −$13,164
• − Property taxes: −$1,469
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$348
• − Depreciation: −$6,836
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $539/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 — 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

• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 4%

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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

+96.7% since first listed

18 events — show timeline

• 2026-05-10 Contingent — Triad MLS
• 2026-05-06 Listed $235,000 Triad MLS
• 2025-02-21 Price Changed $250,000 Triad MLS
• 2020-11-19 Sold (Public Records) $173,500 Public Records
• 2020-11-19 Sold (MLS) $173,600 Triad MLS
• 2020-10-27 Pending — Triad MLS
• 2020-09-30 Contingent — Triad MLS
• 2020-09-24 Listed $169,900 Triad MLS
• 2017-10-23 Sold (Public Records) $145,000 Public Records
• 2017-10-23 Sold (MLS) $145,000 Triad MLS
• 2017-10-07 Pending — Triad MLS
• 2017-09-18 Contingent — Triad MLS
• 2017-09-14 Listed $144,900 Triad MLS
• 2014-05-29 Sold (Public Records) $130,000 Public Records
• 2014-05-29 Sold (MLS) $129,900 Triad MLS
• 2014-04-23 Listed $129,900 Triad MLS
• 2005-07-06 Sold (Public Records) $125,500 Public Records
• 2003-05-20 Sold (Public Records) $119,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,469 · +2.4% YoY. Source: county tax records.