7049 Mcleansville Rd · Greensboro, NC 27214

$225,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 283 Days on market

Built 1950 0.63 ac lot Est $270k · 17% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Financing is an option! This charming home sits on over half an acre just minutes from Greensboro, offering the perfect balance of space and convenience. Recent updates include new flooring and fresh paint throughout, giving the interior a bright, modern feel. Step outside to enjoy a brand-new deck, a sizable patio, and a spacious yard ideal for entertaining, gardening, or simply relaxing. A detached 2-car garage provides plenty of storage and parking. Move-in ready and full of charm. Agents please refer to agent remarks.

Key facts

• Spacious yard
• Fresh paint
• Brand-new deck

Tags

• HALF AN ACRE
• NEW FLOORING
• FRESH PAINT
• BRAND-NEW DECK
• SIZABLE PATIO
• SPACIOUS YARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway (paved)
• Utilities: Well water; Septic tank; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1950
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Garden; Fenced yard; Cleared lot

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range; Cooktop
• Bedrooms: Primary on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air
• Interior features: Arched doorways; Pantry; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $329 ($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 $214k (4.9% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% 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.
• Zoned schools: Monticello-Brown Summit Elem (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 294 students, 69% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 89% FRL vs 52% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 283 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $225k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $269,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7067 Mcleansville Rd	0.36mi	3/1.5	1,460 (+1%)	18mo	$225,000	$154	65
5838 Springer Dr	0.65mi	3/2.0	1,576 (+9%)	11mo	$307,000	$195	46
5716 Baverhof Dr	0.54mi	3/2.0	1,613 (+11%)	23mo	$300,000	$186	37

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-15,594
• Equity at exit: $33,548

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $13,048
• Equity at exit: $19,454

Cash invested: $63,000 (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 27214

• Home prices YoY: -20.2%
• Active inventory: 102
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $329

Break-even live

Break-even rent $1,723

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $456	-5% $393	+0% $329	+5% $265	+10% $202
Rent	-10% $160	-5% $244	+0% $329	+5% $413	+10% $498
Rate	-1.0pp $442	-0.5pp $386	base $329	+0.5pp $271	+1.0pp $211

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Maltese Ln Greensboro, NC	3.0	1.0	1658	$1,000	$0.60	25d	1	1.15mi
6903 Nellore St Greensboro, NC	3.0	2.5	1750	$1,975	$1.13	25d	1	1.21mi

Listing history 12 events

1. 2026-05-31
   days on market $225,000 Active 283 DOM
2. 2026-05-31
   days on market $225,000 Active 282 DOM
3. 2026-05-01
   status Active
4. 2026-05-01
   historical
5. 2026-04-09
   price $225,000
6. 2026-04-02
   status Active
7. 2026-04-01
   historical
8. 2026-03-02
   price $238,900
9. 2025-12-29
   price $239,900
10. 2025-08-21
    listed $250,000 Active
11. 1994-06-01
    soldstatus $22,500
12. 1989-03-01
    soldstatus $37,000

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$799/yr (+$67/mo · 76.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,668
• − Mortgage interest: −$12,603
• − Property taxes: −$1,046
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$6,545
• Taxable income: $241
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $3,890/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

• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 14,766
• Household income: $82,655
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 32.0

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 56% Black 35% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Hispanic 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -63.20%
• Current HPI: 249.9252
• 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

+508.1% since first listed

10 events — show timeline

• 2026-05-01 Relisted — Triad MLS
• 2026-05-01 Delisted — Triad MLS
• 2026-04-09 Price Changed $225,000 Triad MLS
• 2026-04-02 Relisted — Triad MLS
• 2026-04-01 Delisted — Triad MLS
• 2026-03-02 Price Changed $238,900 Triad MLS
• 2025-12-29 Price Changed $239,900 Triad MLS
• 2025-08-21 Listed $250,000 Triad MLS
• 1994-06-01 Sold (Public Records) $22,500 Public Records
• 1989-03-01 Sold (Public Records) $37,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,046 · +1.0% YoY. Source: county tax records.