4504 Laurel Run Dr · Greensboro, NC 27410

$339,900

4 bd · 3.5 ba · 2,566 sqft · SingleFamily public records · 401 Days on market

Built 2000 0.30 ac lot Est $418k · 19% under $50/mo HOA · 2% of rent ↓ 23% since listing

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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 +15.0/15.0
• Cash flow +11.8/30.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this two-story home, offering a perfect blend of elegance, functionality, and outdoor beauty! As you step inside to the grand entryway, it will lead you into a spacious living room with a soaring two-story foyer. The bonus room on the main floor offers endless possibilities and can be converted back into a garage. The spacious primary suite offers an en suite and is conveniently located on the main level. Step outside onto the deck, where you’ll find a charming gazebo nestled just beyond it. The deck leads down to a large concrete patio, perfect for entertaining, with a concrete sidewalk that wraps around the house to meet the patio.

Key facts

• 0.3 acre lot
• Built 2000
• Listed 401 days

Property features AI

Finance

• HOA & community: Laurel Run subdivision; HOA fees $50 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Residential stick/site-built house; Two levels; Built in 2000; Living room fireplace
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Subdivision lot; Gazebo; Storage structure; No pool

Interior

• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Soaking tub; Vaulted ceilings
• Laundry & utility: Washer hookup; Dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (24.1% below list).
• Recommended offer: $258k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% 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: Summerfield Elementary (math 74% / reading 75%, grade A, #58 of 1,410 statewide, top 5%, 568 students, 25% FRL); Kernodle Middle (math 62% / reading 60%, grade B+, #40 of 475 statewide, top 9%, 745 students, 40% FRL); Northwest Guilford High (math 72% / reading 64%, grade B, #137 of 535 statewide, top 26%, 1,991 students, 18% FRL) — zoned schools average 28% FRL vs 52% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 42% district-wide (+26 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); 336 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $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 401 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $100k (23%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,060 (24.1% 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 401 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $418,258
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4504 Laurel Run Dr	0.00mi	4/2.5	2,560 (-0%)	1mo	$295,000	$115	95
3202 Coronet Ct	0.15mi	3/2.5 (-1)	2,233 (-13%)	6mo	$365,000	$163	57
5126 White Horse Dr	0.66mi	3/2.5 (-1)	2,215 (-14%)	11mo	$479,000	$216	28

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-54,388
• Equity at exit: $50,680

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-25,938
• Equity at exit: $29,388

Cash invested: $95,172 (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: 336
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$142
• HOA: −$50
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-95

Break-even live

Break-even rent $2,701

Max offer price $323,090

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $1	+0% $-95	+5% $-191	+10% $-288
Rent	-10% $-299	-5% $-197	+0% $-95	+5% $7	+10% $109
Rate	-1.0pp $76	-0.5pp $-9	base $-95	+0.5pp $-183	+1.0pp $-273

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 Giovanni Way Greensboro, NC	3.0	3.0	2800	$2,800	$1.00	25d	1	0.21mi
3601 Giovanni Way Greensboro, NC	3.0	3.0	2800	$2,800	$1.00	21d	1	0.21mi
3908 Siena Ter Greensboro, NC	3.0	2.5	2038	$2,200	$1.08	25d	1	0.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-05-22
   status Pending
2. 2026-04-23
   historical Due Diligence Period
3. 2026-04-23
   status Active
4. 2026-04-13
   status Pending
5. 2026-03-31
   historical Due Diligence Period
6. 2026-01-22
   price $339,900
7. 2026-01-03
   price $348,900
8. 2025-11-30
   status Active
9. 2025-11-25
   status Pending
10. 2025-11-18
    historical Due Diligence Period
11. 2025-10-15
    price $358,900
12. 2025-09-25
    price $368,000
13. 2025-09-25
    status Active
14. 2025-08-23
    status Pending
15. 2025-07-28
    historical Due Diligence Period
16. 2025-06-26
    price $384,900
17. 2025-06-10
    price $389,900
18. 2025-05-05
    price $399,900
19. 2025-03-12
    price $429,900
20. 2025-02-26
    listed $439,900 Active
21. 2025-02-26
    historical $439,900

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$870/yr (+$73/mo · 45.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,967
• − Mortgage interest: −$19,040
• − Property taxes: −$1,917
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − HOA: −$600
• − Depreciation: −$9,888
• Taxable loss: −$7,132
• Est. tax savings @ 24.0%: +$1,712
• After-tax cash flow: $570/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

-22.7% since first listed

21 events — show timeline

• 2026-05-22 Pending — Triad MLS
• 2026-04-23 Contingent — Triad MLS
• 2026-04-23 Relisted — Triad MLS
• 2026-04-13 Pending — Triad MLS
• 2026-03-31 Contingent — Triad MLS
• 2026-01-22 Price Changed $339,900 Triad MLS
• 2026-01-03 Price Changed $348,900 Triad MLS
• 2025-11-30 Relisted — Triad MLS
• 2025-11-25 Pending — Triad MLS
• 2025-11-18 Contingent — Triad MLS
• 2025-10-15 Price Changed $358,900 Triad MLS
• 2025-09-25 Price Changed $368,000 Triad MLS
• 2025-09-25 Relisted — Triad MLS
• 2025-08-23 Pending — Triad MLS
• 2025-07-28 Contingent — Triad MLS
• 2025-06-26 Price Changed $384,900 Triad MLS
• 2025-06-10 Price Changed $389,900 Triad MLS
• 2025-05-05 Price Changed $399,900 Triad MLS
• 2025-03-12 Price Changed $429,900 Triad MLS
• 2025-02-26 Listed $439,900 Triad MLS
• 2025-02-26 Coming Soon $439,900 Triad MLS

Property tax history

-4.2%/yr

Latest (2025): $1,917 · -1.0% YoY. Source: county tax records.