6 Spring Oak Ct · Greensboro, NC 27410

$359,000

4 bd · 2.5 ba · 2,268 sqft · SingleFamily public records · 64 Days on market

Built 1987 0.35 ac lot Est $422k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +12.1/30.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can’t help but enjoy this immaculate, well cared for home! The ample yard, roomy covered porch & large deck with gazebo make it the perfect place for gathering with friends, neighbors & family. This lovely home, with its wood burning fireplace, walls of floor to ceiling windows & tasteful colors has a warm, sunny, inviting feel. And what a great Master/Master Bath combination! Although tucked away on a quiet, private, wooded cul-de-sac, it is convenient to shopping with easy access to Bryan Blvd.

Key facts

• Fresh paint
• New carpet
• Brand new roof

Tags

• NEW LVP FLOORING
• NEW CARPET
• FRESH PAINT
• UPDATED LIGHTING
• BRAND NEW ROOF
• UPDATED KITCHEN

Property features AI

Finance

• HOA & community: Located in the Country Woods subdivision; No homeowners association

Exterior

• Parking: Attached front-load garage with 2 garage spaces; Driveway
• Utilities: Public sewer; Gas water heater
• Home design: Residential stick/site-built house; Two levels; Built in 1987; One fireplace in the den
• Construction: Brick and Masonite exterior
• Exterior features: Public maintained road; Public water

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Bedrooms located on the second floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Natural gas heating fuel
• Interior features: Den and living room; Dining room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (21.6% below list).
• Recommended offer: $281k (21.6% 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 fast (+5.6%/yr); 324 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).
• This rent runs 40% of the median local income ($85k/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 $11k 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 64 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $359k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,408 (21.6% 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 64 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $421,848
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 Norwich Dr	0.33mi	3/2.0 (-1)	2,226 (-2%)	6mo	$329,900	$148	69
5603 Greenwich Dr	0.44mi	4/3.0	2,262 (-0%)	15mo	$370,000	$164	65
5718 Northlake Dr	0.60mi	4/2.5	2,233 (-2%)	11mo	$415,000	$186	60
5803 Kacey Meadows Dr	0.64mi	4/2.5	2,424 (+7%)	1mo	$520,000	$215	58
5610 Fleming Terrace Rd	0.61mi	4/3.0	2,441 (+8%)	3mo	$415,000	$170	55
5606 Country Ln	0.69mi	3/2.0 (-1)	2,231 (-2%)	8mo	$397,000	$178	51
5710 Southlake Dr	0.72mi	4/2.5	2,115 (-7%)	15mo	$397,500	$188	43
5818 Green Meadow Dr	0.69mi	5/2.5 (+1)	2,521 (+11%)	7mo	$465,000	$184	38
5805 Hidden Orchard Dr	0.62mi	4/2.5	1,976 (-13%)	21mo	$379,999	$192	33
5714 Hidden Orchard Dr	0.57mi	4/2.5	2,574 (+14%)	24mo	$535,000	$208	31

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-55,766
• Equity at exit: $53,528

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-22,976
• Equity at exit: $31,040

Cash invested: $100,520 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,814 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-78

Break-even live

Break-even rent $2,913

Max offer price $345,164

Occupancy floor 98%

Sensitivity live

Price	-10% $125	-5% $23	+0% $-78	+5% $-180	+10% $-282
Rent	-10% $-301	-5% $-189	+0% $-78	+5% $33	+10% $144
Rate	-1.0pp $102	-0.5pp $13	base $-78	+0.5pp $-171	+1.0pp $-266

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4126 Macbeth ST Greensboro, NC	3.0–4.0	2.5–3.5	1917	$3,762	$1.96	24d	24	0.36mi
3611 Bridleton Ridge Trl Greensboro, NC	3.0	2.5	1637	$2,350	$1.44	15d	1	1.00mi
907 Elderberry Way Greensboro, NC	3.0	2.5	1618	$1,995	$1.23	24d	1	1.20mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	24d	1	1.38mi

Listing history 26 events

1. 2026-06-19
   price $359,000 Active 64 DOM
2. 2026-06-18
   days on market $365,000 Active 64 DOM
3. 2026-06-17
   days on market $365,000 Active 63 DOM
4. 2026-06-16
   days on market $365,000 Active 62 DOM
5. 2026-06-15
   days on market $365,000 Active 61 DOM
6. 2026-06-14
   days on market $365,000 Active 59 DOM
7. 2026-06-10
   days on market $365,000 Active 56 DOM
8. 2026-06-09
   days on market $365,000 Active 55 DOM
9. 2026-06-08
   days on market $365,000 Active 54 DOM
10. 2026-06-07
    pricedays on market $365,000 Active 53 DOM
11. 2026-06-03
    days on market $370,000 Active 49 DOM
12. 2026-06-02
    days on market $370,000 Active 48 DOM
13. 2026-06-01
    days on market $370,000 Active 47 DOM
14. 2026-05-31
    days on market $370,000 Active 46 DOM
15. 2026-05-31
    days on market $370,000 Active 45 DOM
16. 2026-05-12
    price $370,000
17. 2026-04-15
    listed $380,000 Active
18. 2026-02-07
    price $380,000
19. 2017-05-25
    soldstatus $200,101 Sold 528-char remark

    Show marketing remark (528 chars)

    You can’t help but enjoy this immaculate, well cared for home! The ample yard, roomy covered porch & large deck with gazebo make it the perfect place for gathering with friends, neighbors & family. This lovely home, with its wood burning fireplace, walls of floor to ceiling windows & tasteful colors has a warm, sunny, inviting feel. And what a great Master/Master Bath combination! Although tucked away on a quiet, private, wooded cul-de-sac, it is convenient to shopping with easy access to Bryan Blvd.

20. 2017-04-19
    status Due Diligence Period 528-char remark

    Show marketing remark (528 chars)

    You can’t help but enjoy this immaculate, well cared for home! The ample yard, roomy covered porch & large deck with gazebo make it the perfect place for gathering with friends, neighbors & family. This lovely home, with its wood burning fireplace, walls of floor to ceiling windows & tasteful colors has a warm, sunny, inviting feel. And what a great Master/Master Bath combination! Although tucked away on a quiet, private, wooded cul-de-sac, it is convenient to shopping with easy access to Bryan Blvd.

21. 2017-04-12
    listed $199,900 Active 528-char remark

    Show marketing remark (528 chars)

    You can’t help but enjoy this immaculate, well cared for home! The ample yard, roomy covered porch & large deck with gazebo make it the perfect place for gathering with friends, neighbors & family. This lovely home, with its wood burning fireplace, walls of floor to ceiling windows & tasteful colors has a warm, sunny, inviting feel. And what a great Master/Master Bath combination! Although tucked away on a quiet, private, wooded cul-de-sac, it is convenient to shopping with easy access to Bryan Blvd.

22. 2016-08-27
    price $199,900
23. 2016-08-12
    price $205,900
24. 2016-07-15
    price $209,900
25. 1996-06-01
    soldstatus $157,900
26. 1993-09-01
    soldstatus $139,000

ⓘ 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: $3,231 · $269/mo
• Projected year-2 tax: $3,231 · $269/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $33,769
• − Mortgage interest: −$20,110
• − Property taxes: −$3,231
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,702
• − Management: −$2,702
• − Depreciation: −$10,444
• Taxable loss: −$7,213
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $791/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

+166.2% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $370,000 Triad MLS
• 2026-04-15 Listed $380,000 Triad MLS
• 2026-02-07 Price Changed $380,000 Triad MLS
• 2017-05-25 Sold (MLS) $200,101 Triad MLS
• 2017-04-19 Pending — Triad MLS
• 2017-04-12 Listed $199,900 Triad MLS
• 2016-08-27 Price Changed $199,900 Triad MLS
• 2016-08-12 Price Changed $205,900 Triad MLS
• 2016-07-15 Price Changed $209,900 Triad MLS
• 1996-06-01 Sold (Public Records) $157,900 Public Records
• 1993-09-01 Sold (Public Records) $139,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,231 · -1.0% YoY. Source: county tax records.