850 Creek Crossing Trl · Sedalia, NC 27377

$275,000

3 bd · 2.0 ba · 1,564 sqft · Townhouse public records · 2 Days on market

Built 2000 2,178 sqft lot Est $235k · 17% over $199/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +8.6/30.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

Key facts

• $199 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee); HOA covers grounds maintenance and road maintenance; Monthly association fee: $177.45 (plus an additional $21.67 monthly fee)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels; Entry on main level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Community in-ground outdoor pool

Interior

• Bedrooms: 3 bedrooms total (1 on main level)
• Flooring: Carpet; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Bathtub/shower combination; Cathedral and vaulted ceilings; Ceiling fans; Crown molding; Double vanity; Open floorplan; Primary bedroom on main level; Recessed lighting; Walk-in closets; Walk-in shower; Gas log fireplace (double-sided serving dining room and family room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (24.8% below list).
• Recommended offer: $207k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#453 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools 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 (+4.0%/yr); 102 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $206,746 (24.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $234,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6306 Double Eagle Dr	0.13mi	3/2.5	1,628 (+4%)	3mo	$260,000	$160	83
820 Creek Crossing Trl	0.11mi	3/2.5	1,651 (+6%)	2mo	$225,000	$136	82
6215 Birdie Ct	0.04mi	2/2.0 (-1)	1,548 (-1%)	14mo	$254,900	$165	80
803 Creek Crossing Trl	0.17mi	3/2.5	1,581 (+1%)	10mo	$240,000	$152	80
854 Creek Crossing Trl	0.02mi	3/2.5	1,664 (+6%)	8mo	$240,000	$144	80
866 Creek Crossing Trl	0.06mi	2/2.5 (-1)	1,678 (+7%)	1mo	$237,500	$142	77
829 Creek Crossing Trl	0.11mi	3/2.5	1,656 (+6%)	9mo	$245,000	$148	75
832 Creek Crossing Trl	0.08mi	3/2.5	1,651 (+6%)	12mo	$248,000	$150	75
6209 Birdie Ct	0.04mi	2/2.5 (-1)	1,429 (-9%)	6mo	$199,000	$139	72
6415 Bellcross Trl	0.21mi	2/2.0 (-1)	1,547 (-1%)	16mo	$245,000	$158	70
6501 Bellcross Trl	0.19mi	2/2.0 (-1)	1,596 (+2%)	16mo	$220,000	$138	70
802 Creek Crossing Trl	0.16mi	2/2.5 (-1)	1,549 (-1%)	20mo	$240,500	$155	68

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: -1.9%
• Equity multiple: 0.90×
• Total profit: $-7,547
• Equity at exit: $94,107

10-year hold

• IRR: 3.6%
• Equity multiple: 1.45×
• Total profit: $34,844
• Equity at exit: $125,235

Cash invested: $77,000 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$115
• HOA: −$199
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-236

Break-even live

Break-even rent $2,366

Max offer price $233,354

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	23d	1	0.11mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	19d	1	0.21mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	14d	18	0.71mi
6850 Keeneland Dr Whitsett, NC	4.0	2.5	2196	$2,010	$0.92	21d	1	1.09mi
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	23d	1	1.11mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	23d	1	1.12mi
6700 Olivia Way Whitsett, NC	4.0	2.5	2231	$1,949	$0.87	23d	1	1.26mi
676 Affirmed Dr Whitsett, NC	3.0	2.5	1951	$1,955	$1.00	21d	1	1.30mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	14d	80	1.34mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watergaspoolsecurity

Listing history 6 events

1. 2026-05-14
   status Pending Accepting Backup Offers 1032-char remark

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

2. 2026-05-14
   status Pending

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

3. 2026-05-12
   listed $275,000 Active

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

4. 2026-05-12
   listed $275,000 Active 1032-char remark

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

5. 2026-05-09
   historical $275,000 1032-char remark

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

6. 2026-05-09
   historical $275,000

   Show marketing remark (1032 chars)

   Immaculately maintained one-owner end-unit townhome in desirable St. Andrews at Stoney Creek! Rarely found setting gives this home a uniquely private “front yard” feel w expansive grassy area beside the home unlike any other townhome in the neighborhood. Open main living space features family room w eng HWs, vaulted ceiling, & gorgeous double-sided gas log FP shared w dining area. Tile kitchen offers cath ceiling, palladium window, ss appliances (dbl oven), & tile bs. Main-level primary suite includes cath ceiling, 12’ long WIC, double vanity, walk-in shower, & dual bath access. Upstairs offers 2 additional BRs w WICs, including one w cozy sitting area. Incredible oversized stone patio has been transformed into a beautifully landscaped private oasis rarely found in townhome living! SimpliSafe security system w interior/exterior cameras remains. Roof & HVAC only 5 yrs old; water heater 2 yrs old. Community pool in walking distance! Welcome home to low-maintenance living at its finest!

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$895/yr (+$75/mo · 65.8%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,810
• − Mortgage interest: −$15,404
• − Property taxes: −$1,360
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$2,388
• − Depreciation: −$8,000
• Taxable loss: −$7,687
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-984/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 — Sedalia

• Score: 62/100
• State rank: #453
• US rank: #16681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — Triad MLS
• 2026-05-14 Pending — TMLS
• 2026-05-12 Listed $275,000 TMLS
• 2026-05-12 Listed $275,000 Triad MLS
• 2026-05-09 Coming Soon $275,000 Triad MLS
• 2026-05-09 Coming Soon $275,000 TMLS

Property tax history

+2.4%/yr

Latest (2025): $1,360 · -1.0% YoY. Source: county tax records.