4642 Cross Ridge Ln · Greensboro, NC 27410

$232,500

2 bd · 2.5 ba · 1,304 sqft · Townhouse public records · 1 Days on market

Built 2001 871 sqft lot Est $245k · 5% 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).

• Cash flow +11.6/30.0
• ARV discount +9.8/15.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2 bedroom/2.5 bathroom townhome with open floor plan. The main level boasts luxury vinyl plank. Fantastic kitchen: granite countertops, pantry, island with breakfast bar. Great entertaining space. Two bedroom suites upstairs, both with vaulted ceilings and walk-in closets. Located at the back of the community. Community pool. This charming townhouse is located minutes away from major shopping centers on Highwoods Blvd and Battleground Ave. Easy access to Bryan Blvd and 220. A MUST SEE!!

Key facts

• New flooring
• New commodes
• New sinks

Tags

• UPDATED TOWNHOME
• LARGE LIVING ROOM
• WELL APPOINTED KITCHEN
• NEW FLOORING
• NEW COMMODES
• NEW SINKS

Property features AI

Finance

• Other: Directions: Bryan Blvd to New Garden Rd to Horse Pen Creek; community next to St Paul the Apostle Church
• HOA & community: Association: Greensboro; Subdivision: Keswick Place

Exterior

• Parking: Lighted parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Townhouse; Stick/Site built residential property; Two levels; Built in 2001
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Community pool; Private maintained road; Lot approximately 0.02 acres

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Living room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $232k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (21.6% below list).
• Recommended offer: $182k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 fast (+5.6%/yr); 324 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago 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.
• Current owner paid $128k; list at $232k implies a 81% gain — meaningful room to come down on a strong offer.

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 $182,284 (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. 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. 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?
5. 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.
6. 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.
7. 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: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $245,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4551 Cross Ridge Ln	0.08mi	2/2.5	1,304 (0%)	4mo	$225,000	$173	93
2703 Spring Bridge Trl	0.23mi	2/2.0	1,303 (-0%)	4mo	$295,000	$226	84
4421 Lake Walk Dr	0.30mi	2/2.0	1,296 (-1%)	2mo	$295,000	$228	82
2703 N Keswick Way	0.33mi	2/2.5	1,296 (-1%)	6mo	$244,000	$188	79
2707 Spring Bridge Trl	0.24mi	2/2.0	1,278 (-2%)	7mo	$300,000	$235	78
47 Tannenbaum Cir	0.45mi	2/2.5	1,300 (-0%)	2mo	$220,000	$169	77
1923 Haven Rd	0.37mi	2/2.5	1,324 (+2%)	6mo	$190,000	$144	75
150 Tannenbaum Cir	0.47mi	2/2.5	1,275 (-2%)	1mo	$223,000	$175	74
142 Tannenbaum Cir	0.47mi	2/2.5	1,270 (-3%)	2mo	$221,000	$174	72
25 Tannenbaum Cir	0.42mi	2/2.0	1,374 (+5%)	4mo	$230,000	$167	66
4212 Sullivans Lake Dr	0.48mi	2/2.0	1,371 (+5%)	1mo	$260,000	$190	66
2607 Spring Bridge Cir	0.23mi	2/2.0	1,464 (+12%)	5mo	$290,000	$198	63

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: -15.8%
• Equity multiple: 0.43×
• Total profit: $-37,387
• Equity at exit: $34,667

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-17,585
• Equity at exit: $20,102

Cash invested: $65,100 (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: $1,823 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-71

Break-even live

Break-even rent $1,913

Max offer price $219,977

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-5	+0% $-71	+5% $-137	+10% $-203
Rent	-10% $-215	-5% $-143	+0% $-71	+5% $1	+10% $73
Rate	-1.0pp $46	-0.5pp $-12	base $-71	+0.5pp $-131	+1.0pp $-192

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 New Bedford Dr Greensboro, NC	3.0	2.0	1212	$1,825	$1.51	20d	1	0.11mi
4126 Macbeth ST Greensboro, NC	3.0–4.0	2.5–3.5	1917	$2,644	$1.38	25d	24	0.27mi
1509 New Garden Rd Greensboro, NC	1.0–3.0	1.0–2.0	1060	$1,505	$1.42	15d	15	0.37mi
12 Tannenbaum Cir Unit 1 Greensboro, NC	3.0	2.5	1355	$1,850	$1.37	25d	1	0.48mi
5856 Old Oak Ridge Rd Greensboro, NC	1.0–2.0	1.0–2.0	1033	$1,457	$1.41	15d	17	1.23mi
3611 Bridleton Ridge Trl Greensboro, NC	3.0	2.5	1637	$2,350	$1.44	15d	1	1.34mi
5817 Garden Village Ct Greensboro, NC	1.0–2.0	1.0–2.0	1093	$2,119	$1.94	15d	7	1.37mi
907 Elderberry Way Greensboro, NC	3.0	2.5	1618	$1,995	$1.23	25d	1	1.37mi
5855 Old Oak Ridge Rd Greensboro, NC	1.0–2.0	1.0–2.5	745	$1,509	$2.03	15d	23	1.43mi
1921 New Garden Rd Greensboro, NC	1.0–3.0	1.0–2.0	993	$1,441	$1.45	15d	8	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 697-char remark
2. 2026-06-17
   listed $232,500 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 · 18 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: $21,874
• − Mortgage interest: −$13,024
• − Property taxes: −$2,338
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,764
• Taxable loss: −$4,913
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $328/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

+158.3% since first listed

13 events — show timeline

• 2026-06-17 Listed $232,500 Triad MLS
• 2026-06-09 Rental Removed $1,600 TRIADMLS
• 2026-04-18 Listed for Rent $1,600 TRIADMLS
• 2026-04-12 Rental Removed $1,600 TRIADMLS
• 2026-02-16 Listed for Rent $1,600 TRIADMLS
• 2019-07-31 Sold (Public Records) $128,500 Public Records
• 2019-07-31 Sold (MLS) $128,500 Triad MLS
• 2019-07-13 Pending — Triad MLS
• 2019-06-28 Contingent — Triad MLS
• 2019-06-26 Listed $125,000 Triad MLS
• 2016-07-29 Sold (Public Records) $106,000 Public Records
• 2013-06-19 Sold (MLS) $90,000 Triad MLS
• 2013-04-15 Listed $90,000 Triad MLS

Property tax history

+4.2%/yr

Latest (2025): $2,338 · -1.0% YoY. Source: county tax records.