4737 Reedy Creek Farm Cir · Greensboro, NC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +12.5/15.0
- Cash flow +6.3/30.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +3.5/5.0
- Schools +2.9/10.0
- 1% rule +1.7/10.0
- DSCR +0.6/10.0
- Appreciation +0.0/10.0
$339,000
4737 Reedy Creek Farm Cir · Greensboro, NC 27405
4 bd · 3.5 ba · 2,565 sqft · SingleFamily
· 140 Days on market
Built 2026
6,098 sqft lot
Garage
$132/sqft
· 11% below area
Est $381k · 11% under
$50/mo HOA · 2% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
The Winston is a spacious two-story home featured at Middleton in Greensboro, NC. This home offers 4 bedrooms, 3.5 bathrooms, a 2-car garage, and 2,565 sq. ft. of living space. Upon entering, you're greeted by a foyer leading to a home office and powder room. The open-concept main level features a large family room with a cozy fireplace and a gourmet kitchen with stainless steel appliances, a center island, and a spacious breakfast room. The primary suite includes a walk-in shower, dual vanities, and a walk-in closet. Right off the breakfast area is a patio for outdoor relaxation. Upstairs, the second primary suite provides a private retreat with an ensuite bathroom, walk-in shower, and dual vanities. The additional two bedrooms share a full bathroom. The laundry closet is conveniently located nearby. With its thoughtful design and spacious layout, the Winston is the perfect place to call home at Middleton. Photos are representational.
Key facts
- Dual vanities
- Gourmet kitchen
- Cozy fireplace
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.5-bath single-family listed at $339k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $252k (25.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (33.1% below list).
- Recommended offer: $227k (33.1% below list) — sets the bar for 1% rule.
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: Reedy Fork Elementary (math 34% / reading 33%, grade F, #885 of 1,410 statewide, top 63%, 500 students, 99% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising (+3.8%/yr); 608 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
- At $2,268/mo this rent would consume 57% of the median local household income ($47k/yr) (locally 18% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 140 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $47k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer
$226,808
(33.1% below list)
Questions for the listing agent
- 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?
- It's been on market 140 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.67% ✗
- Cap rate
- 4.17%
- Cash-on-cash
- -7.60%
- DSCR
- 0.66
- GRM
- 12.5
CMA / ARV
- ARV (median comp)
- $380,945
- List price
- $339,000
- Delta
- -11.01%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3009 Middle Creek Ln | 0.19mi | 4/3.5 | 2,565 (0%) | 1mo | $349,000 | $136 | 90 |
| 3017 Middle Creek Ln | 0.16mi | 5/3.5 (+1) | 2,565 (0%) | 1mo | $351,000 | $137 | 87 |
| 3002 Middle Creek Ln | 0.17mi | 5/3.0 (+1) | 2,511 (-2%) | 3mo | $380,000 | $151 | 79 |
| 3003 Middle Creek Ln | 0.21mi | 5/3.0 (+1) | 2,511 (-2%) | 2mo | $378,000 | $151 | 78 |
| 4730 Reedy Creek Farm Cir | 0.03mi | 4/2.5 | 2,820 (+10%) | 1mo | $369,000 | $131 | 77 |
| 3007 Middle Creek Ln | 0.19mi | 4/2.5 | 2,820 (+10%) | 1mo | $369,000 | $131 | 69 |
| 3015 Middle Creek Ln | 0.17mi | 4/2.5 | 2,820 (+10%) | 3mo | $366,000 | $130 | 69 |
| 3001 Middle Creek Ln | 0.21mi | 4/2.5 | 2,820 (+10%) | 1mo | $369,000 | $131 | 69 |
| 5013 Black Forest Dr | 0.49mi | 4/2.5 | 2,646 (+3%) | 1mo | $315,000 | $119 | 67 |
| 5027 Brahman Trl | 0.47mi | 4/2.5 | 2,440 (-5%) | 2mo | $295,000 | $121 | 64 |
| 4734 Black Forest Dr | 0.47mi | 3/2.5 (-1) | 2,332 (-9%) | 1mo | $299,000 | $128 | 53 |
| 3 Shorthorn Ct | 0.37mi | 3/2.5 (-1) | 2,195 (-14%) | 4mo | $320,000 | $146 | 47 |
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 · 3.83% rent growth · sell at horizon
5-year hold
- IRR
- -28.6%
- Equity multiple
- 0.04×
- Total profit
- $-91,234
- Equity at exit
- $50,546
10-year hold
- IRR
- -25.0%
- Equity multiple
- -0.27×
- Total profit
- $-120,498
- Equity at exit
- $29,311
Cash invested: $94,920 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 56 active · 25 under contract
- Months of supply
- 12.9 mo (8%/mo absorbed)
- Median asking
- $349,995 ($138/sqft)
- Median days on market
- 90 d
- This list price
- 36% of active listings are priced below it
- ARV vs active asking
- +7.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 27405
- Home prices YoY
- -20.6%
- Rents YoY
- 3.8%
- Active inventory
- 608
- Price-to-rent
- 12.5×
Monthly cashflow live
↻
- Estimated rent
- $2,268 high interval (Pro) →
- Mortgage (P&I)
- −$1,778
- Tax est. 1.5%
- −$424 /mo · $5,085/yr
- Insurance
- −$141
- HOA
- −$50
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$476
- Net cashflow
- $-601
Break-even live
Break-even rent
$3,029
Max offer price
$252,039
Occupancy floor
—
Sensitivity live
| Price | -10% $-367 | -5% $-484 | +0% $-601 | +5% $-718 | +10% $-835 |
|---|---|---|---|---|---|
| Rent | -10% $-780 | -5% $-691 | +0% $-601 | +5% $-511 | +10% $-422 |
| Rate | -1.0pp $-430 | -0.5pp $-515 | base $-601 | +0.5pp $-689 | +1.0pp $-778 |
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
- $84,750
- Closing costs
- $10,170
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 14 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4608 Reedy Creek Farm Cir Greensboro, NC | 4.0 | 2.0 | 1789 | $2,100 | $1.17 | 0d | 1 | 0.17mi |
| 3017 Middlecreek Ln Greensboro, NC | 4.0 | 3.5 | 2600 | $2,500 | $0.96 | 6d | 1 | 0.18mi |
| 5112 Shorthorn Way Greensboro, NC | 3.0 | 3.0 | 2202 | $2,205 | $1.00 | 3d | 1 | 0.20mi |
| 5140 Reedy Fork School Rd Greensboro, NC | 4.0 | 2.5 | 2200 | $2,400 | $1.09 | 62d | 1 | 0.23mi |
| 3107 Highlander Pt Unit 1391419P Greensboro, NC | 5.0 | 3.0 | 2098 | $6,480 | $3.09 | 0d | 1 | 0.27mi |
| 3012 Highlander Pt Greensboro, NC | 4.0 | 2.5 | 3000 | $2,950 | $0.98 | 6d | 1 | 0.30mi |
| 6903 Nellore St Greensboro, NC | 3.0 | 2.5 | 1750 | $1,975 | $1.13 | 119d | 1 | 0.40mi |
| 125 Saddlehorse Ln Greensboro, NC | 3.0 | 2.5 | 2243 | $2,049 | $0.91 | 62d | 1 | 0.54mi |
| 5021 Black Forest Dr Greensboro, NC | 4.0 | 2.5 | 2593 | $2,495 | $0.96 | 62d | 1 | 0.55mi |
| 5836 Springer Dr Greensboro, NC | 4.0 | 2.0 | 2030 | $1,995 | $0.98 | 119d | 1 | 0.59mi |
| 4710 Black Forest Dr Greensboro, NC | 4.0 | 2.5 | 2644 | $2,300 | $0.87 | 109d | 1 | 0.60mi |
| 5109 Black Forest Dr Greensboro, NC | 4.0 | 2.0 | 2672 | $2,095 | $0.78 | 6d | 1 | 0.60mi |
| 6116 Boxelder Cv Greensboro, NC | 4.0 | 2.5 | 2637 | $2,475 | $0.94 | 119d | 1 | 0.82mi |
| 6000 Black Willow Dr Greensboro, NC | 4.0 | 2.5 | 2348 | $2,200 | $0.94 | 62d | 1 | 1.19mi |
Property features AI
Finance
- Other
- Publicly maintained road access
- HOA & community
- HOA managed by Slatter ManagementMonthly association fee of $50Subdivision: Middleton
Exterior
- Parking
- Attached front-load garage with 2 garage spacesDriveway parkingPaved accessGarage door opener
- Security
- Smoke detectorsCarbon monoxide detectors
- Utilities
- Public waterPublic sewerElectric water heaterNatural gas available
- Home design
- Residential, stick-built houseNew construction (built 2026)Two levelsEntry faces front
- Construction
- Stone and vinyl siding exteriorSlab foundation
- Exterior features
- Cleared lotCommunity pool
Interior
- Kitchen
- MicrowaveDisposalGas cooktopKitchen islandPantry
- Bedrooms
- Bedrooms located on main and second levels (includes a loft on the second level)
- Flooring
- CarpetVinyl
- Bathrooms
- Three full bathroomsOne half bathroom
- Heating & cooling
- Central air conditioningForced air heating fueled by natural gasFireplace heating option
- Interior features
- Primary bedroom on the main levelPulldown attic stairsEnergy Star ratedGreat room with vaulted ceilingDeadbolt locksIn-law floorplanKitchen islandPantryFireplace in the great room
- Laundry & utility
- Dryer connectionLaundry located in basementElectric water heater
Listing history 50 events
-
2026-09-23days on market $339,000 Active 140 DOM
-
2026-09-22days on market $339,000 Active 139 DOM
-
2026-09-21days on market $339,000 Active 138 DOM
-
2026-09-20days on market $339,000 Active 137 DOM
-
2026-09-19days on market $339,000 Active 136 DOM
-
2026-09-18days on market $339,000 Active 135 DOM
-
2026-09-17days on market $339,000 Active 134 DOM
-
2026-09-16days on market $339,000 Active 133 DOM
-
2026-09-15days on market $339,000 Active 132 DOM
-
2026-09-14days on market $339,000 Active 131 DOM
-
2026-09-13days on market $339,000 Active 130 DOM
-
2026-09-12days on market $339,000 Active 129 DOM
-
2026-09-11days on market $339,000 Active 128 DOM
-
2026-09-05days on market $339,000 Active 122 DOM
-
2026-09-04days on market $339,000 Active 121 DOM
-
2026-09-03days on market $339,000 Active 120 DOM
-
2026-08-31days on market $339,000 Active 117 DOM
-
2026-08-30days on market $339,000 Active 116 DOM
-
2026-08-29days on market $339,000 Active 115 DOM
-
2026-08-28days on market $339,000 Active 114 DOM
-
2026-08-27days on market $339,000 Active 113 DOM
-
2026-08-26days on market $339,000 Active 112 DOM
-
2026-08-25days on market $339,000 Active 111 DOM
-
2026-08-24days on market $339,000 Active 110 DOM
-
2026-08-23days on market $339,000 Active 109 DOM
-
2026-08-22days on market $339,000 Active 108 DOM
-
2026-08-21days on market $339,000 Active 107 DOM
-
2026-08-20price $339,000 Active 106 DOM
-
2026-08-20days on market $349,000 Active 106 DOM
-
2026-08-19days on market $349,000 Active 105 DOM
-
2026-08-18price $349,000 Active 104 DOM
-
2026-08-18days on market $352,000 Active 104 DOM
-
2026-08-17days on market $352,000 Active 103 DOM
-
2026-08-16days on market $352,000 Active 102 DOM
-
2026-08-15days on market $352,000 Active 101 DOM
-
2026-08-15days on market $352,000 Active 100 DOM
-
2026-08-13days on market $352,000 Active 99 DOM
-
2026-08-11days on market $352,000 Active 97 DOM
-
2026-08-10days on market $352,000 Active 96 DOM
-
2026-08-09days on market $352,000 Active 95 DOM
-
2026-08-08days on market $352,000 Active 94 DOM
-
2026-08-07pricedays on market $352,000 Active 93 DOM
-
2026-08-06days on market $364,000 Active 92 DOM
-
2026-08-05days on market $364,000 Active 91 DOM
-
2026-08-03days on market $364,000 Active 89 DOM
-
2026-07-31days on market $364,000 Active 86 DOM
-
2026-07-30days on market $364,000 Active 85 DOM
-
2026-07-29days on market $364,000 Active 84 DOM
-
2026-07-27days on market $364,000 Active 82 DOM
-
2026-07-25days on market $364,000 Active 80 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $27,217
- − Mortgage interest
- −$18,989
- − Property taxes
- −$5,085
- − Insurance
- −$1,695
- − Repairs & maintenance
- −$2,177
- − Management
- −$2,177
- − HOA
- −$600
- − Depreciation
- −$9,862
- Taxable loss
- −$13,369
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,209
- After-tax cash flow
- $-4,003/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
80/100
Cosmetic rehab
Est. rehab $12,825–$38,475 screening
This two-story home in Greensboro, NC, is in good condition with a good condition score of 80. It features a spacious layout with hardwood floors, stainless steel appliances, and a well-maintained exterior. The home is move-in ready with minor cosmetic updates that could further enhance its value.
Value-add opportunities
- Both Paint exterior trim — Enhances curb appeal and value ↑
- Both Clean gutters — Improves drainage and property value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Reedy Fork Elementary
F
NC #885/1,410
Nat'l #24,455/41,679
Middle
Northeast Guilford Middle
F
NC #427/475
Nat'l #11,564/14,009
High
Northeast Guilford High
F
NC #445/535
Nat'l #10,416/17,239
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
A
Composite livability gradescore 81/100
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 · 584,596 people
- City population
- 329,421
- Metro
- Greensboro-High Point, NC
- Population (ZIP)
- 54,303
- Household income
- $47,431
- Rent vs Own
- Severe rent burden
- 18% of renters
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 0.62)
- Race & ethnicity
- Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
- Hispanic origin (detail)
- Mexican 9% Puerto Rican 2%
- Common ancestry
- Romanian 1% Ukrainian 1% Italian 1%
- Foreign-born
- 15% · Canada, Vietnam, China
- Languages at home
- 79% English-only · Spanish 11% Other Asian/Pacific 2% 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
- ▼ -63.02%
- Current HPI
- 243.1261
- Rent YoY
- ▲ 3.83%
- 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 |
|
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| Metals / Steel | 1 | $35B |
|
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| Utilities | 1 | $30B |
|
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| Industrial Machinery | 1 | $19B |
|
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Price history
-3.9% since first listed4 events — show timeline
- 2026-06-16 Price Changed $370,990 Triad MLS
- 2026-06-16 Price Changed $370,990 Zillow
- 2026-05-07 Listed $385,990 Zillow
- 2026-05-06 Listed $385,990 Triad MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…