7064 Eclipse Trl · Whitsett, NC 27377

$289,000

4 bd · 2.5 ba · 1,658 sqft · Other · 75 Days on market

Built 2025 2,613 sqft lot $230/mo HOA · 10% of rent ↓ 2% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

The Pattison in Brightwood Farm, located in Whitsett, NC, is a 2-story townhome with 4 bedrooms, 2.5 bathrooms, 1,658 sq. ft. , and a 2-car garage. The open-concept design combines the kitchen, living, and dining areas, creating a great space for entertaining. The kitchen features shaker-style cabinets, granite countertops, and stainless steel appliances. Upstairs, the primary bedroom has a spacious walk-in closet and an ensuite with a walk-in shower, dual vanity, and quartz countertops. Additional rooms offer flexible spaces for home offices or bonus areas. Relax on the back patio. Contact us for a tour!

Key facts

• Open-concept design
• Walk-in closet
• Granite countertops

Tags

• OPEN-CONCEPT DESIGN
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• ENSUITE WITH WALK-IN SHOWER

Property features AI

Finance

• Other: New construction listing; Directions available: From I-40 East take Rock Creek Dairy Road (Exit 135), right off the exit, right onto Hwy 70 East/Burlington Road, then left onto Brightwood Farm Parkway.
• HOA & community: Homeowners association (Priestley Property Management); Primary association fee $153 monthly; Secondary association fee $77 monthly

Exterior

• Parking: Attached front-load garage with 2 spaces; Driveway with paved access; Garage door opener
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric service for heating
• Home design: Townhouse; New construction (2025); Two-story; Entry faces front
• Construction: Stone and vinyl siding exterior; Slab foundation
• Exterior features: Community pool; Level, subdivided lot; Flat terrain; Private maintained road; Located in Brightwood Farm subdivision

Interior

• Kitchen: Dishwasher; Disposal; Free-standing range; Cooktop
• Bedrooms: Multiple bedrooms on the second level (bedroom sizes include 13'3" x 13'8", 9'6" x 11'6", 10'10" x 10'0", 12'1" x 12'2")
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Pulldown attic stairs; Kitchen island; Pantry; Solid surface countertops; Deadbolt locks
• Laundry & utility: Dedicated laundry room; Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $289k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (18.4% below list).
• Recommended offer: $236k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: 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: Sedalia Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 550 students, 62% 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 (16 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $235,688 (18.4% 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 75 days. Have you received any prior offers? Is the seller open to a 18% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.81×
• Total profit: $-15,065
• Equity at exit: $98,898

10-year hold

• IRR: 2.2%
• Equity multiple: 1.27×
• Total profit: $22,219
• Equity at exit: $131,611

Cash invested: $80,920 (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.

Methodology + full state rankings →

ZIP-level market 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$230
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-365

Break-even live

Break-even rent $2,819

Max offer price $236,144

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,250	$1.36	14d	80	0.02mi
6850 Keeneland Dr Whitsett, NC	4.0	2.5	2196	$2,010	$0.92	21d	1	0.27mi
676 Affirmed Dr Whitsett, NC	3.0	2.5	1951	$1,955	$1.00	21d	1	0.30mi
6700 Olivia Way Whitsett, NC	4.0	2.5	2231	$1,949	$0.87	23d	1	0.50mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	14d	18	1.08mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	14d	10	1.42mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	23d	1	1.46mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-03-20
   status Active
3. 2026-03-16
   status Pending
4. 2026-03-09
   price $289,000
5. 2026-03-03
   listed $293,900 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: $28,283
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$2,760
• − Depreciation: −$8,407
• Taxable loss: −$9,378
• Est. tax savings @ 24.0%: +$2,251
• After-tax cash flow: $-2,133/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 — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 10,885
• 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

-1.7% since first listed

5 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-03-20 Relisted — Triad MLS
• 2026-03-16 Pending — Triad MLS
• 2026-03-09 Price Changed $289,000 Triad MLS
• 2026-03-03 Listed $293,900 Triad MLS