2104 Kello Dr · Greensboro, NC 27455

$174,000

3 bd · 1.5 ba · 1,355 sqft · SingleFamily public records · 4 Days on market

Built 1961 0.47 ac lot Est $253k · 31% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Please submit offers by 6:00 pm today, Monday, June 01, 2026 Calling all flippers and savvy investors! This 1355 sq. ft. ranch sits on a nice, level lot in a sought after neighborhood. The single-story footprint is the ultimate blank slate for modern, open-concept living. Features include a spacious living room, a classic brick exterior, and a large backyard perfect for adding value. While the property needs a cosmetic overhaul—including kitchen, bath, and flooring updates—the roof and foundation are solid. Convenient to shopping, dining, and quick access for travel. Take advantage of strong neighborhood comps and turn this "little project on the block" into a high-ma

Key facts

• Large backyard
• Level lot
• Solid foundation

Tags

• LEVEL LOT
• CLASSIC BRICK EXTERIOR
• LARGE BACKYARD
• SOLID ROOF
• SOLID FOUNDATION

Property features AI

Finance

• Other: Existing structure (not new construction)
• HOA & community: No homeowners association; Located in the Lawndale Estates subdivision

Exterior

• Parking: Attached carport; Driveway; 2 covered parking spaces
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1961; Den fireplace
• Construction: Brick construction
• Exterior features: City lot; cleared, level, subdivided; No fencing; Public maintained road

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary on main level; Additional main-level bedrooms (rooms on main level: multiple)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning; Electric water heater
• Interior features: Built-in features; Ceiling fan(s); Primary bedroom on main level; Attic access only
• Laundry & utility: Washer hookup on main level; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 7.9% 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 (+1.7%/yr); 214 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $174,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $253,385
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5401 Bayberry Ln	0.29mi	3/1.5	1,315 (-3%)	2mo	$175,000	$133	80
5218 Lawndale Dr	0.48mi	3/2.0	1,390 (+3%)	3mo	$275,000	$198	69
5409 Amberhill Dr	0.33mi	3/2.0	1,378 (+2%)	13mo	$210,000	$152	69
5401 Mcnairy Dr	0.16mi	3/2.0	1,554 (+15%)	1mo	$290,000	$187	65
5114 Lawndale Dr	0.63mi	3/2.0	1,364 (+1%)	4mo	$249,000	$183	64
5107 Bayberry Ln	0.67mi	3/1.5	1,388 (+2%)	1mo	$273,000	$197	64
5403 Bayberry Ln	0.28mi	3/1.5	1,250 (-8%)	13mo	$257,500	$206	63
1803 Kello Dr	0.41mi	3/2.0	1,258 (-7%)	9mo	$240,000	$191	59
5414 Ropley Dr	0.33mi	3/1.5	1,216 (-10%)	15mo	$280,000	$230	55
4 Wordsworth Ct	0.28mi	4/2.0 (+1)	1,435 (+6%)	19mo	$267,500	$186	54
5305 North Oaks Dr	0.51mi	3/2.0	1,510 (+11%)	3mo	$263,000	$174	53
5220 Lawndale Dr	0.46mi	3/2.0	1,537 (+13%)	12mo	$280,000	$182	44

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,228
• Equity at exit: $25,944

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,802
• Equity at exit: $15,044

Cash invested: $48,720 (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 27455

• Rents YoY: 1.7%
• Active inventory: 214
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$912
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $240

Break-even live

Break-even rent $1,532

Max offer price $174,000

Occupancy floor 82%

Sensitivity live

Price	-10% $338	-5% $289	+0% $240	+5% $190	+10% $141
Rent	-10% $95	-5% $167	+0% $240	+5% $312	+10% $385
Rate	-1.0pp $327	-0.5pp $284	base $240	+0.5pp $195	+1.0pp $149

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5403 Amberhill Dr Greensboro, NC	3.0	2.0	1714	$2,025	$1.18	21d	1	0.41mi
3211 Regents Park Ln Unit D Greensboro, NC	2.0	1.5	1222	$1,500	$1.23	24d	1	0.85mi
4704 Lawndale Dr Unit 4704B Greensboro, NC	2.0	1.5	1151	$1,550	$1.35	19d	1	1.01mi
3020 Cottage Pl Greensboro, NC	1.0–2.0	1.0–2.0	900	$1,399	$1.55	14d	10	1.11mi
4635 Lawndale Dr Unit A Greensboro, NC	3.0	2.5	1200	$1,750	$1.46	19d	1	1.24mi
4625 Lawndale Dr Greensboro, NC	2.0	2.5	1138	$1,600	$1.41	24d	1	1.25mi
4515 Lawndale Dr Greensboro, NC	1.0–3.0	1.0–2.0	800	$1,381	$1.73	14d	10	1.28mi
2403 Lake Brandt Pl Greensboro, NC	1.0–3.0	1.0–2.0	1025	$1,810	$1.76	14d	11	1.35mi
101 Shore Lake Dr Greensboro, NC	1.0–3.0	1.0–2.0	1188	$1,834	$1.54	24d	11	1.45mi
8 Indigo Cv Unit 1 Greensboro, NC	3.0	2.0	1585	$2,500	$1.58	24d	1	1.47mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $174,000 Pending 4 DOM
2. 2026-06-03
   days on market $174,000 Due Diligence Period 3 DOM
3. 2026-06-02
   statusdays on market $174,000 Due Diligence Period 2 DOM
4. 2026-06-01
   remarks 677-char remark
5. 2026-05-31
   remarks 632-char remark
6. 2026-05-31
   listed $174,000 Active 1 DOM

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 ≥103°F today · 18 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: $22,030
• − Mortgage interest: −$9,747
• − Property taxes: −$2,707
• − Insurance: −$870
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$5,062
• Taxable income: $120
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,848/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): 29,302
• Household income: $94,349
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 644.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Asian 5% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Arabic 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: ▼ -139.85%
• Current HPI: 208.9563
• Rent YoY: ▲ 1.72%
• 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 event — show timeline

• 2026-05-31 Listed $174,000 Triad MLS

Property tax history

+3.8%/yr

Latest (2025): $2,707 · -1.0% YoY. Source: county tax records.