3546 Lewiston Rd · Greensboro, NC 27410

$275,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 37 Days on market

Built 1991 1.30 ac lot Est $306k · 10% 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).

• Cash flow +12.3/30.0
• ARV discount +12.1/15.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home on 1.3 acres. Spacious kitchen leads into breakfast room. Primary bedroom on main floor as well as the large laundry room. Walk in closets. Storage building to remain. New roof installed in 2019 and brand new sound resistant siding installed in March 2022. Close to lots of restaurants and shopping!

Key facts

• 1.3 acre lot
• Built 1991
• Listed 37 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway (no garage)
• Utilities: Well water; Septic sewer; Electric water heater
• Home design: Residential stick/site-built house; Two levels; Built in 1991; Existing structure
• Construction: Composite siding; Crawl space foundation; No fireplaces
• Exterior features: Fenced yard; City lot; Natural land

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-52 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.6% below list).
• Recommended offer: $210k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Claxton Elementary (math 53% / reading 58%, grade C, #293 of 1,410 statewide, top 21%, 490 students, 52% FRL); Kernodle Middle (math 62% / reading 60%, grade B+, #40 of 475 statewide, top 9%, 745 students, 40% FRL); Western Guilford High (math 42% / reading 60%, grade D+, #303 of 535 statewide, top 57%, 1,444 students, 61% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 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); 324 active listings in the ZIP; 6 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 37 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $222k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,973 (23.6% 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 37 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
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: 0.76% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $306,432
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Corinthian Way	0.39mi	3/2.0	1,296 (-4%)	12mo	$340,000	$262	66
5009 Scarlet Haw Dr	0.52mi	3/2.0	1,379 (+3%)	12mo	$315,000	$228	62
5105 Mountain Ash Ct	0.61mi	3/2.0	1,506 (+12%)	1mo	$240,000	$159	50
208 Berryfield Dr	0.61mi	3/1.5	1,296 (-4%)	18mo	$295,000	$228	48
3507 Briaroak Ct	0.58mi	3/2.0	1,479 (+10%)	13mo	$328,000	$222	45
4607 Briargrove Ct	0.60mi	2/2.0 (-1)	1,200 (-11%)	12mo	$275,000	$229	39

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-42,360
• Equity at exit: $41,003

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-17,369
• Equity at exit: $23,777

Cash invested: $77,000 (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 27410

• Rents YoY: 5.6%
• Active inventory: 324
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-52

Break-even live

Break-even rent $2,165

Max offer price $265,898

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $26	+0% $-52	+5% $-129	+10% $-207
Rent	-10% $-217	-5% $-134	+0% $-52	+5% $31	+10% $114
Rate	-1.0pp $87	-0.5pp $18	base $-52	+0.5pp $-123	+1.0pp $-195

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 Bridleton Ridge Trl Greensboro, NC	3.0	2.5	1637	$2,350	$1.44	15d	1	0.18mi
907 Elderberry Way Greensboro, NC	3.0	2.5	1618	$1,995	$1.23	24d	1	0.46mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	24d	1	0.58mi
12 Tannenbaum Cir Unit 1 Greensboro, NC	3.0	2.5	1355	$1,850	$1.37	24d	1	0.73mi
4126 Macbeth ST Greensboro, NC	3.0–4.0	2.5–3.5	1917	$2,644	$1.38	24d	24	0.98mi
1815 New Bedford Dr Greensboro, NC	3.0	2.0	1212	$1,825	$1.51	20d	1	1.21mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $275,000 Pending 37 DOM
2. 2026-06-03
   days on market $275,000 Due Diligence Period 34 DOM
3. 2026-06-02
   days on market $275,000 Due Diligence Period 33 DOM
4. 2026-06-01
   days on market $275,000 Due Diligence Period 32 DOM
5. 2026-05-31
   days on market $275,000 Due Diligence Period 31 DOM
6. 2026-05-31
   days on market $275,000 Due Diligence Period 30 DOM
7. 2026-05-11
   historical Due Diligence Period
8. 2026-04-30
   listed $275,000 Active
9. 2022-05-12
   soldstatus $222,500 Closed 335-char remark

   Show marketing remark (335 chars)

   Charming 3 bedroom, 2 bathroom home on 1.3 acres. Spacious kitchen leads into breakfast room. Primary bedroom on main floor as well as the large laundry room. Walk in closets. Storage building to remain. New roof installed in 2019 and brand new sound resistant siding installed in March 2022. Close to lots of restaurants and shopping!

10. 2022-05-12
    soldstatus $222,500

    Show marketing remark (335 chars)

    Charming 3 bedroom, 2 bathroom home on 1.3 acres. Spacious kitchen leads into breakfast room. Primary bedroom on main floor as well as the large laundry room. Walk in closets. Storage building to remain. New roof installed in 2019 and brand new sound resistant siding installed in March 2022. Close to lots of restaurants and shopping!

11. 2022-04-16
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Charming 3 bedroom, 2 bathroom home on 1.3 acres. Spacious kitchen leads into breakfast room. Primary bedroom on main floor as well as the large laundry room. Walk in closets. Storage building to remain. New roof installed in 2019 and brand new sound resistant siding installed in March 2022. Close to lots of restaurants and shopping!

12. 2022-04-12
    listed $209,000 Active 335-char remark

    Show marketing remark (335 chars)

    Charming 3 bedroom, 2 bathroom home on 1.3 acres. Spacious kitchen leads into breakfast room. Primary bedroom on main floor as well as the large laundry room. Walk in closets. Storage building to remain. New roof installed in 2019 and brand new sound resistant siding installed in March 2022. Close to lots of restaurants and shopping!

13. 2006-04-26
    soldstatus $128,000

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$412/yr (+$34/mo · 22.3%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $25,197
• − Mortgage interest: −$15,404
• − Property taxes: −$1,843
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,000
• Taxable loss: −$5,457
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $691/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

• Census place: Greensboro, NC
• County: Guilford County · 487,190 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: 2696.0

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: 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%

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

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

+114.8% since first listed

7 events — show timeline

• 2026-05-11 Contingent — Triad MLS
• 2026-04-30 Listed $275,000 Triad MLS
• 2022-05-12 Sold (Public Records) $222,500 Public Records
• 2022-05-12 Sold (MLS) $222,500 Triad MLS
• 2022-04-16 Pending — Triad MLS
• 2022-04-12 Listed $209,000 Triad MLS
• 2006-04-26 Sold (Public Records) $128,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,843 · -1.0% YoY. Source: county tax records.