1303 W Meadowview Rd Unit G · Greensboro, NC 27403

$85,900

2 bd · 1.5 ba · 990 sqft · Condo public records · 142 Days on market

Built 1973 $225/mo HOA · 18% of rent

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Why this score? — see what drove the C+ 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 +25.7/30.0
• 1% rule +9.5/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this great opportunity to own or invest in a 2-bedroom, 1.5-bath, two-story condo with tons of potential! Ideally located just minutes from downtown Greensboro and Four Seasons Mall, this property offers both convenience and value. The unit is vacant and ready for your personal touch-whether you’re looking to customize it into your ideal home or complete a few updates to turn it into a strong income-producing property. With a little imagination and TLC, this condo can truly shine in a highly desirable, central location.

Key facts

• Two story condo
• $225 HOA
• Built 1973

Tags

• TWO STORY CONDO
• HIGHLY DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+2.8%/yr); 67 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $594 of loan paydown is wiped out by about $3k 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 142 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-919
• Equity at exit: $12,808

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $15,433
• Equity at exit: $7,427

Cash invested: $24,052 (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 27403

• Rents YoY: 2.8%
• Active inventory: 67
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$450
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$36
• HOA: −$225
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $207

Break-even live

Break-even rent $985

Max offer price $85,900

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $231	+0% $207	+5% $183	+10% $158
Rent	-10% $108	-5% $158	+0% $207	+5% $256	+10% $305
Rate	-1.0pp $250	-0.5pp $229	base $207	+0.5pp $185	+1.0pp $162

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Urban Dr Greensboro, NC	3.0	1.5	1107	$1,495	$1.35	22d	1	0.12mi
1808 Willomore St Greensboro, NC	2.0	1.0	850	$950	$1.12	24d	2	0.39mi
1827 Willomore St Greensboro, NC	2.0	1.0	850	$925	$1.09	24d	1	0.44mi
1820 McCormick St Unit H Greensboro, NC	2.0	1.0	850	$925	$1.09	15d	1	0.45mi
1636 Willomore St Greensboro, NC	2.0	1.0	1070	$1,330	$1.24	15d	1	0.54mi
2212 Coliseum Blvd Greensboro, NC	3.0	2.0	1044	$1,750	$1.68	15d	1	0.55mi
815 Dana Pl Unit C Greensboro, NC	2.0	1.0	780	$1,100	$1.41	24d	1	0.64mi
811 Dana Pl Greensboro, NC	3.0	1.0	950	$1,250	$1.32	24d	1	0.66mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	20d	1	0.88mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	15d	3	0.89mi
826 W Terrell St Greensboro, NC	3.0	1.0	1084	$1,750	$1.61	24d	1	0.94mi
2023 Maywood St Unit A Greensboro, NC	2.0	1.0	800	$1,250	$1.56	24d	1	0.95mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	20d	8	0.98mi
629 Creek Ridge Rd Unit 645-B Greensboro, NC	1.0	1.0	600	$925	$1.54	15d	1	1.06mi
629 Creek Ridge Rd Unit 647-F Greensboro, NC	1.0	1.0	600	$925	$1.54	24d	1	1.06mi
629 Creek Ridge Rd Unit 639-C Greensboro, NC	1.0	1.0	600	$1,100	$1.83	24d	1	1.06mi
2202 Maywood St Greensboro, NC	3.0	1.0	960	$1,250	$1.30	15d	1	1.06mi
3527 Lynhaven Dr Unit A Greensboro, NC	2.0	1.0	667	$1,400	$2.10	24d	1	1.08mi
1401 Oak St Greensboro, NC	2.0	1.0	690	$1,300	$1.88	24d	1	1.09mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	15d	5	1.17mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	24d	1	1.19mi
2616 Randleman Rd Unit C Greensboro, NC	2.0	1.5	900	$850	$0.94	24d	1	1.26mi
2616 Randleman Rd Unit H Greensboro, NC	2.0	1.5	943	$1,200	$1.27	15d	1	1.26mi
2624 Randleman Rd Unit B Greensboro, NC	2.0	1.5	900	$1,300	$1.44	24d	1	1.29mi
317 Craig St Greensboro, NC	2.0	1.0	1027	$1,275	$1.24	15d	1	1.32mi
920 Highland Ave Greensboro, NC	2.0	2.0	890	$1,235	$1.39	15d	1	1.46mi
661 Mystic Dr Greensboro, NC	2.0	2.0	936	$1,225	$1.31	24d	1	1.47mi
515 Mystic Dr Unit A Greensboro, NC	2.0	1.0	703	$899	$1.28	15d	1	1.48mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,088	$1.42	24d	1	1.49mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	22d	3	1.49mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-07
   status Pending
2. 2026-03-30
   historical Due Diligence Period
3. 2026-03-19
   price $85,900
4. 2026-03-10
   price $87,900
5. 2026-01-05
   price $89,900
6. 2025-12-30
   status Active
7. 2025-12-23
   status Pending
8. 2025-12-07
   historical Due Diligence Period
9. 2025-11-07
   listed $94,900 Active
10. 2025-04-02
    soldstatus $134,000
11. 2020-11-17
    soldstatus $45,000
12. 1992-06-01
    soldstatus $41,000
13. 1989-05-01
    soldstatus $39,000

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $14,962
• − Mortgage interest: −$4,812
• − Property taxes: −$801
• − Insurance: −$430
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − HOA: −$2,700
• − Depreciation: −$2,499
• Taxable income: $1,327
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,165/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): 22,557
• Household income: $57,917
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1047.0

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 0.65)
• Race & ethnicity: White 52% Black 25% Hispanic / Latino 14% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -215.63%
• Current HPI: 222.3145
• Rent YoY: ▲ 2.75%
• 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

+120.3% since first listed

13 events — show timeline

• 2026-04-07 Pending — Triad MLS
• 2026-03-30 Contingent — Triad MLS
• 2026-03-19 Price Changed $85,900 Triad MLS
• 2026-03-10 Price Changed $87,900 Triad MLS
• 2026-01-05 Price Changed $89,900 Triad MLS
• 2025-12-30 Relisted — Triad MLS
• 2025-12-23 Pending — Triad MLS
• 2025-12-07 Contingent — Triad MLS
• 2025-11-07 Listed $94,900 Triad MLS
• 2025-04-02 Sold (Public Records) $134,000 Public Records
• 2020-11-17 Sold (Public Records) $45,000 Public Records
• 1992-06-01 Sold (Public Records) $41,000 Public Records
• 1989-05-01 Sold (Public Records) $39,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $801 · -1.0% YoY. Source: county tax records.