1012 Poets Walk Rd · Gibsonville, NC 27377

$270,260

3 bd · 2.5 ba · 1,706 sqft · Townhouse · 25 Days on market

Built 2026 2,687 sqft lot Est $275k · at est.

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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 +8.4/30.0
• ARV discount +8.2/15.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Cozy light gray cabinetry flows throughout this bright and airy home, perfectly complementing the modern, spacious open-concept design. Natural light fills the living areas, creating a warm and welcoming atmosphere ideal for both everyday living and entertaining. Located in a low-maintenance community, the HOA covers lawn care so you can spend more time enjoying your home and less time maintaining it. Beneficial amenities like a sparkling pool, relaxing cabana, and dog park offer something for everyone. Added savings come with internet and cable included. Enjoy the pride of ownership along with the convenience of your own private garage for easy parking and everyday ease. This is effortless

Key facts

• Open-concept design
• Dog park
• Relaxing cabana

Tags

• LIGHT GRAY CABINETRY
• OPEN-CONCEPT DESIGN
• LOW-MAINTENANCE COMMUNITY
• RELAXING CABANA
• DOG PARK
• INTERNET AND CABLE INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.8% below list).
• Recommended offer: $206k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Gibsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+4.0%/yr); 105 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,932 (23.8% 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. 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?
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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $274,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Poets Walk Rd	0.02mi	3/2.5	1,706 (0%)	2mo	$268,390	$157	97
1582 Eckert Ln	0.06mi	3/2.5	1,706 (0%)	1mo	$280,700	$165	96
1584 Eckert Ln	0.06mi	3/2.5	1,706 (0%)	1mo	$274,590	$161	96
937 Poets Walk Rd	0.06mi	3/2.5	1,706 (0%)	1mo	$264,990	$155	96
930 Poets Walk Rd	0.07mi	3/2.5	1,706 (0%)	4mo	$274,990	$161	93
922 Poets Walk Rd	0.09mi	3/2.5	1,706 (0%)	4mo	$259,990	$152	93
1024 Poets Walk Rd	0.03mi	3/2.5	1,558 (-9%)	4mo	$252,500	$162	81
941 Poets Walk Rd	0.06mi	3/2.5	1,558 (-9%)	4mo	$239,990	$154	80
939 Poets Walk Rd	0.06mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	80
1002 Poets Walk Rd	0.03mi	3/2.5	1,558 (-9%)	6mo	$263,990	$169	80
924 Poets Walk Rd	0.08mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	78
206 Cason Dr	0.71mi	2/2.0 (-1)	1,642 (-4%)	3mo	$315,000	$192	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-7,953
• Equity at exit: $92,485

10-year hold

• IRR: 3.5%
• Equity multiple: 1.44×
• Total profit: $33,221
• Equity at exit: $123,076

Cash invested: $75,673 (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: 105
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,417
• Tax est. 1.5%: −$338 /mo · $4,054/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-241

Break-even live

Break-even rent $2,364

Max offer price $235,410

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-147	+0% $-241	+5% $-334	+10% $-428
Rent	-10% $-404	-5% $-322	+0% $-241	+5% $-160	+10% $-78
Rate	-1.0pp $-105	-0.5pp $-172	base $-241	+0.5pp $-311	+1.0pp $-382

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: $67,565
• Closing costs: $8,108
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	23d	1	0.03mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	25d	1	0.04mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	16d	10	0.08mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	16d	1	0.45mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	25d	1	0.95mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	16d	80	1.46mi

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-03-05
   price $270,260
3. 2026-02-19
   listed $267,460 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: $24,712
• − Mortgage interest: −$15,139
• − Property taxes: −$4,054
• − Insurance: −$1,351
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,862
• Taxable loss: −$7,648
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-1,055/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): 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

+1.0% since first listed

3 events — show timeline

• 2026-03-17 Pending — Triad MLS
• 2026-03-05 Price Changed $270,260 Triad MLS
• 2026-02-19 Listed $267,460 Triad MLS