528 Carol Leigh Dr · Gibsonville, NC 27249

$175,000

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 31 Days on market

Built 1975 0.26 ac lot Est $284k · 38% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GIBSONVILLE Single Family! 3Br 1.5Ba with Brick and Vinyl Exterior! Great Opportunity as a fixer upper having lot of potential! Good floorplan layout. Den could be an extra bedroom, office, or playroom. This is a great first home or investment property. Large side deck. Multiple storage buildings. Convenient location and sold AS IS!

Key facts

• Large side deck
• Convenient location
• 0.26 acre lot

Tags

• BRICK AND VINYL EXTERIOR
• LARGE SIDE DECK
• MULTIPLE STORAGE BUILDINGS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Publicly maintained road access
• HOA & community: No homeowners association; Subdivision: Carol Leigh

Exterior

• Parking: Driveway (paved); no garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story
• Construction: Built in 1975; Brick and vinyl siding exterior
• Exterior features: No fencing; City lot; Level, flat lot

Interior

• Kitchen: Microwave; Dishwasher; Free-standing electric range; Electric water heater
• Bedrooms: All bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Primary bedroom located on the main level; Pulldown attic stairs
• Laundry & utility: Washer hookup; Dryer connection; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (1.7% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.2% in Gibsonville — 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 73/100 on livability (#79 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, 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: Gibsonville Elementary (math 46% / reading 46%, grade D-, #551 of 1,410 statewide, top 40%, 564 students, 60% 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 (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 215 active listings in the ZIP; 8 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).

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

• It's been on market 31 days — a 3% lower offer ($170k) 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.
• Current owner paid $26k; list at $175k implies a 560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $284,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Lashley Park Dr	0.42mi	3/2.0	1,421 (-5%)	3mo	$248,000	$175	67
1005 Lashley Park Dr	0.34mi	3/2.0	1,400 (-6%)	7mo	$269,000	$192	66
216 Cypress Ct	0.53mi	3/2.5	1,445 (-3%)	3mo	$275,000	$190	63
308 Burlington Ave	0.54mi	3/1.5	1,482 (-1%)	13mo	$195,000	$132	62
1212 Lashley Park Dr	0.39mi	3/2.0	1,345 (-10%)	4mo	$276,000	$205	59
232 Burlington Ave	0.51mi	3/2.0	1,376 (-8%)	2mo	$65,000	$47	59
1311 Dogwood Dr	0.58mi	3/2.0	1,531 (+2%)	10mo	$328,999	$215	59
330 Alamance St	0.43mi	3/2.0	1,598 (+7%)	10mo	$330,000	$207	58
225 Cummings St	0.53mi	2/1.0 (-1)	1,509 (+1%)	20mo	$190,000	$126	50
519 W Main St	0.53mi	3/2.0	1,370 (-8%)	14mo	$239,000	$174	48
612 Scott Dr	0.61mi	3/2.0	1,425 (-5%)	18mo	$278,000	$195	46
317 Wood St	0.72mi	4/2.0 (+1)	1,623 (+8%)	8mo	$210,000	$129	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,331
• Equity at exit: $26,093

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,190
• Equity at exit: $15,131

Cash invested: $49,000 (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 27249

• Home prices YoY: -24.2%
• Active inventory: 215
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$918
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $300

Break-even live

Break-even rent $1,340

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
433 Homestead St Unit B Gibsonville, NC	2.0	1.5	950	$975	$1.03	23d	1	0.41mi
713 E Joyner St Unit 713 A-C JOYNER STREET-B Gibsonville, NC	2.0	1.0	900	$975	$1.08	23d	1	0.60mi
515 Burlington Ave Gibsonville, NC	3.0	1.0	962	$1,450	$1.51	21d	1	0.68mi
206 N Wyrick St Gibsonville, NC	3.0	1.5	1040	$1,610	$1.55	21d	1	0.80mi
124 Crosscut Ln Gibsonville, NC	3.0	2.5	1667	$1,825	$1.09	23d	1	0.97mi
231 Graphite Dr Gibsonville, NC	3.0	2.5	1465	$2,095	$1.43	13d	1	1.36mi
694 Huntingdon St Elon, NC	3.0	2.0	1392	$1,750	$1.26	21d	1	1.47mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	21d	1	1.50mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $175,000 Pending 31 DOM
2. 2026-06-03
   days on market $175,000 Due Diligence Period 29 DOM
3. 2026-06-02
   days on market $175,000 Due Diligence Period 28 DOM
4. 2026-06-01
   days on market $175,000 Due Diligence Period 27 DOM
5. 2026-05-31
   days on market $175,000 Due Diligence Period 26 DOM
6. 2026-05-31
   days on market $175,000 Due Diligence Period 25 DOM
7. 2026-05-17
   historical Due Diligence Period
8. 2026-05-12
   status Active
9. 2026-03-12
   historical
10. 2026-03-05
    listed $175,000 Active
11. 2025-04-10
    price $175,000
12. 2025-04-02
    price $190,000
13. 1978-06-01
    soldstatus $26,500
14. 1975-06-01
    soldstatus $22,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$619/yr (+$52/mo · 75.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,634
• − Mortgage interest: −$9,803
• − Property taxes: −$816
• − Insurance: −$875
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,091
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,418/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 — Gibsonville

• Score: 73/100
• State rank: #79
• US rank: #5651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonville, NC
• County: Guilford County · 487,190 people
• City population: 13,741
• Metro: Greensboro-High Point, NC
• Population (ZIP): 13,741
• Household income: $80,880
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 144.0

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 (80%)
• Race & ethnicity: White 80% Black 12% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 6% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -71.71%
• Current HPI: 224.3187
• Rent YoY: —
• 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

+695.5% since first listed

8 events — show timeline

• 2026-05-17 Contingent — Triad MLS
• 2026-05-12 Relisted — Triad MLS
• 2026-03-12 Delisted — Triad MLS
• 2026-03-05 Listed $175,000 Triad MLS
• 2025-04-10 Price Changed $175,000 Triad MLS
• 2025-04-02 Price Changed $190,000 Triad MLS
• 1978-06-01 Sold (Public Records) $26,500 Public Records
• 1975-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $816 · +2.5% YoY. Source: county tax records.