1609 Eckert Ln · Gibsonville, NC 27377

$269,890

3 bd · 2.5 ba · 1,706 sqft · Townhouse · 58 Days on market

Built 2026 2,495 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 +8.5/30.0
• ARV discount +8.3/15.0
• 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 MLS

Hatton floorplan with 1,700+ sq ft of open-concept living, elegant finishes, and a spacious backyard made for entertaining. Convenient garage, close to amenities, and time to personalize design selections-make it truly your own before you move in.

Key facts

• Hatton floorplan
• Attached garage
• Large backyard

Tags

• HATTON FLOORPLAN
• OPEN-CONCEPT MAIN LEVEL
• ABUNDANT CABINETRY
• WROUGHT IRON BALUSTERS
• ATTACHED GARAGE
• LARGE BACKYARD

Property features AI

Finance

• Other: Building total area: 1,706 (building area provided)
• HOA & community: Association: Greensboro; Subdivision: Poets Walk; Publicly maintained road

Exterior

• Parking: Attached garage (1 car); Driveway; Garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Gas water heating (tankless)
• Home design: Townhouse; Stick/site-built residential property; New construction (built 2026); Two levels; New construction entry
• Construction: Vinyl siding; Slab foundation
• Exterior features: Garden; Community pool

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Gas cooktop; Free-standing range
• Bedrooms: Second-floor bedroom (10'9" x 11'5"); Second-floor bedroom (13'1" x 17'1"); Second-floor bedroom (11'1" x 11'4")
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (zoned); Forced air heating (zoned); Natural gas heating
• Interior features: Pulldown attic stairs; Deadbolt(s); Kitchen island; Pantry; Separate shower; Solid surface counters
• Laundry & utility: Laundry room; Gas tankless water heater; Gas water heater

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 $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (12.8% 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; 5 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 58 days — a 3% lower offer ($262k) 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.

Recommended offer $205,790 (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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.76% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• 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
1584 Eckert Ln	0.05mi	3/2.5	1,706 (0%)	1mo	$274,590	$161	97
1582 Eckert Ln	0.05mi	3/2.5	1,706 (0%)	1mo	$280,700	$165	97
1022 Poets Walk Rd	0.03mi	3/2.5	1,706 (0%)	2mo	$268,390	$157	97
937 Poets Walk Rd	0.08mi	3/2.5	1,706 (0%)	1mo	$264,990	$155	95
930 Poets Walk Rd	0.10mi	3/2.5	1,706 (0%)	4mo	$274,990	$161	92
922 Poets Walk Rd	0.12mi	3/2.5	1,706 (0%)	4mo	$259,990	$152	91
1024 Poets Walk Rd	0.03mi	3/2.5	1,558 (-9%)	4mo	$252,500	$162	81
941 Poets Walk Rd	0.07mi	3/2.5	1,558 (-9%)	4mo	$239,990	$154	79
939 Poets Walk Rd	0.08mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	79
1002 Poets Walk Rd	0.06mi	3/2.5	1,558 (-9%)	6mo	$263,990	$169	78
924 Poets Walk Rd	0.11mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	77
206 Cason Dr	0.67mi	2/2.0 (-1)	1,642 (-4%)	3mo	$315,000	$192	53

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: -2.0%
• Equity multiple: 0.90×
• Total profit: $-7,870
• Equity at exit: $92,358

10-year hold

• IRR: 3.5%
• Equity multiple: 1.44×
• Total profit: $33,335
• Equity at exit: $122,908

Cash invested: $75,569 (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: $2,058 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-239

Break-even live

Break-even rent $2,361

Max offer price $235,247

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-146	+0% $-239	+5% $-333	+10% $-426
Rent	-10% $-402	-5% $-321	+0% $-239	+5% $-158	+10% $-77
Rate	-1.0pp $-103	-0.5pp $-171	base $-239	+0.5pp $-309	+1.0pp $-380

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: $67,472
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.09mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	16d	10	0.12mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	16d	1	0.40mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	25d	1	0.90mi

Listing history 19 events

1. 2026-06-22
   days on market $269,890 Active 58 DOM
2. 2026-06-18
   days on market $269,890 Active 55 DOM
3. 2026-06-17
   days on market $269,890 Active 54 DOM
4. 2026-06-16
   days on market $269,890 Active 53 DOM
5. 2026-06-15
   days on market $269,890 Active 52 DOM
6. 2026-06-14
   days on market $269,890 Active 50 DOM
7. 2026-06-10
   days on market $269,890 Active 47 DOM
8. 2026-06-09
   days on market $269,890 Active 46 DOM
9. 2026-06-08
   days on market $269,890 Active 45 DOM
10. 2026-06-07
    days on market $269,890 Active 44 DOM
11. 2026-06-03
    days on market $269,890 Active 40 DOM
12. 2026-06-02
    days on market $269,890 Active 39 DOM
13. 2026-06-01
    days on market $269,890 Active 38 DOM
14. 2026-05-31
    days on market $269,890 Active 37 DOM
15. 2026-05-31
    days on market $269,890 Active 36 DOM
16. 2026-05-08
    price $269,890 247-char remark

    Show marketing remark (247 chars)

    Hatton floorplan with 1,700+ sq ft of open-concept living, elegant finishes, and a spacious backyard made for entertaining. Convenient garage, close to amenities, and time to personalize design selections-make it truly your own before you move in.

17. 2026-05-07
    price $269,890
18. 2026-04-24
    listed $268,890 Active
19. 2026-04-19
    listed $268,890 Active 247-char remark

    Show marketing remark (247 chars)

    Hatton floorplan with 1,700+ sq ft of open-concept living, elegant finishes, and a spacious backyard made for entertaining. Convenient garage, close to amenities, and time to personalize design selections-make it truly your own before you move in.

ⓘ 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: $24,695
• − Mortgage interest: −$15,118
• − Property taxes: −$4,048
• − Insurance: −$1,349
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$7,851
• Taxable loss: −$7,624
• Est. tax savings @ 24.0%: +$1,830
• After-tax cash flow: $-1,043/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

+0.4% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $269,890 Zillow
• 2026-05-07 Price Changed $269,890 Triad MLS
• 2026-04-24 Listed $268,890 Triad MLS
• 2026-04-19 Listed $268,890 Zillow