1605 Eckert Ln · Gibsonville, NC 27377

$273,680

3 bd · 2.5 ba · 1,706 sqft · Townhouse · 7 Days on market

Built 2026 Good condition 4,329 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 +8.1/30.0
• ARV discount +7.7/15.0
• Appreciation +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0

Listing remarks

End-unit Hatton floorplan offering over 1,700 square feet of bright, modern living space with a thoughtfully designed open-concept layout. The main level features abundant cabinetry and elegant wrought iron balusters, adding both style and function to the heart of the home. This Energy Star certified home is designed for efficiency and long-term savings, paired with high-speed fiber optic internet and a 175-channel cable package included for added value and convenience. Enjoy the ease of an attached garage and a advantageous location close to community amenities, making everyday living simple and connected. With a planned fall closing, buyers still have time to personalize interior design s

Key facts

• Attached garage
• Community amenities
• Abundant cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINETRY
• WROUGHT IRON BALUSTERS
• ENERGY STAR CERTIFIED
• ATTACHED GARAGE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Property is residential; Property subtype: Stick/Site Built; Located on lot number 34
• HOA & community: Homeowners association (Greensboro); Located in Poets Walk subdivision

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Gas water heater (tankless)
• Home design: Townhouse; Stick/site built construction; New construction (2026); Two levels; New property; Entry faces public maintained road
• Construction: Vinyl siding; Slab foundation; Built in 2026
• Exterior features: Garden; Community pool

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Gas cooktop; Free-standing range
• Bedrooms: Bedrooms located on second level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (zoned); Zoned forced air heating; Natural gas heating
• Interior features: Pulldown attic stairs; Kitchen island; Pantry; Separate shower; Solid surface counters; Deadbolt(s)
• Laundry & utility: Dedicated laundry room; Gas tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (24.8% below list).
• Recommended offer: $206k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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-, 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 22d 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 ~$32k 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.

Recommended offer $205,790 (24.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

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
1584 Eckert Ln	0.04mi	3/2.5	1,706 (0%)	1mo	$274,590	$161	97
1022 Poets Walk Rd	0.02mi	3/2.5	1,706 (0%)	2mo	$268,390	$157	97
1582 Eckert Ln	0.04mi	3/2.5	1,706 (0%)	1mo	$280,700	$165	97
937 Poets Walk Rd	0.08mi	3/2.5	1,706 (0%)	1mo	$264,990	$155	95
930 Poets Walk Rd	0.10mi	3/2.5	1,706 (0%)	4mo	$274,990	$161	92
922 Poets Walk Rd	0.11mi	3/2.5	1,706 (0%)	4mo	$259,990	$152	92
1024 Poets Walk Rd	0.02mi	3/2.5	1,558 (-9%)	4mo	$252,500	$162	81
941 Poets Walk Rd	0.07mi	3/2.5	1,558 (-9%)	4mo	$239,990	$154	79
939 Poets Walk Rd	0.08mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	79
1002 Poets Walk Rd	0.06mi	3/2.5	1,558 (-9%)	6mo	$263,990	$169	78
924 Poets Walk Rd	0.11mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	77
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: -2.4%
• Equity multiple: 0.88×
• Total profit: $-9,464
• Equity at exit: $93,655

10-year hold

• IRR: 3.2%
• Equity multiple: 1.40×
• Total profit: $30,514
• Equity at exit: $124,634

Cash invested: $76,630 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,435
• Tax est. 1.5%: −$342 /mo · $4,105/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-266

Break-even live

Break-even rent $2,394

Max offer price $235,247

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-171	+0% $-266	+5% $-360	+10% $-455
Rent	-10% $-428	-5% $-347	+0% $-266	+5% $-184	+10% $-103
Rate	-1.0pp $-128	-0.5pp $-196	base $-266	+0.5pp $-337	+1.0pp $-409

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: $68,420
• Closing costs: $8,210
• 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	22d	1	0.03mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	24d	1	0.09mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	15d	10	0.12mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	15d	1	0.40mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	24d	1	0.90mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $273,680 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: −$15,330
• − Property taxes: −$4,105
• − Insurance: −$1,368
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$7,962
• Taxable loss: −$8,022
• Est. tax savings @ 24.0%: +$1,925
• After-tax cash flow: $-1,262/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 80. It has a good layout, modern finishes, and is move-in ready. The home has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained yard can improve curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers
• Both Adding smart home features — Smart home features can improve convenience and add value to the property

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained yard can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Both Adding smart home features — Smart home features can improve convenience and add value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-01 Pending — Triad MLS
• 2026-04-24 Listed $273,680 Triad MLS