5715 Fisherman Dr · Greensboro, NC 27214

$335,000

4 bd · 2.5 ba · 2,260 sqft · SingleFamily public records · 23 Days on market

Built 2011 6,969 sqft lot Est $334k · at est. $23/mo HOA · 1% of rent

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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 +12.2/30.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Builder will pay 5% comm. on full price offers if closed by 4-31-2012

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2011

Tags

• CONVENIENTLY CLOSE TO SHOPPING
• CONVENIENTLY CLOSE TO DINING

Property features AI

Finance

• HOA & community: Community: Storrington North; HOA with a $23 monthly fee (Greensboro)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer; Electric water heater
• Home design: Residential stick/site-built house; Two-story; Built in 2011
• Construction: Aluminum siding, brick, and vinyl siding exterior; Slab foundation
• Exterior features: Public maintained road; Public water source

Interior

• Kitchen: Electric water heater
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating; Electric heating fuel
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-68 ($-817/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (22.0% below list).
• Recommended offer: $261k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% 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.
• Market conditions: 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 38% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 23 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago 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 $132k; list at $335k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,325 (22.0% 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. 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?
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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $334,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5502 Carriage Woods Dr	0.35mi	4/2.5	2,279 (+1%)	15mo	$300,000	$132	70
5604 Townsend Farm Ct	0.23mi	4/2.5	2,390 (+6%)	14mo	$305,000	$128	68
727 Hidden Lake Ct	0.12mi	4/2.5	2,013 (-11%)	22mo	$309,600	$154	57
5300 Weeping Cherry Dr	0.55mi	4/2.5	1,933 (-14%)	14mo	$289,000	$150	39
5111 Weeping Cherry Dr	0.63mi	4/2.5	1,928 (-15%)	15mo	$285,000	$148	33

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-58,694
• Equity at exit: $49,950

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-56,990
• Equity at exit: $28,965

Cash invested: $93,800 (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: 99
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$140
• HOA: −$23
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-68

Break-even live

Break-even rent $2,699

Max offer price $322,970

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $27	+0% $-68	+5% $-163	+10% $-258
Rent	-10% $-275	-5% $-171	+0% $-68	+5% $35	+10% $138
Rate	-1.0pp $101	-0.5pp $17	base $-68	+0.5pp $-155	+1.0pp $-243

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5712 Fisherman Dr Browns Summit, NC	5.0	3.5	2712	$2,460	$0.91	15d	1	0.06mi
7 Loblolly Ct Browns Summit, NC	3.0	2.5	2000	$1,925	$0.96	24d	1	0.61mi
4902 Mystic Oak Dr Browns Summit, NC	3.0	2.5	2018	$2,115	$1.05	15d	1	0.85mi
2303 Sidney Porter Dr Greensboro, NC	3.0	2.5	1610	$1,730	$1.07	24d	1	1.16mi
106 Brody Way Greensboro, NC	4.0	3.0	2439	$2,500	$1.03	24d	1	1.31mi
152 Drewsbury Dr Greensboro, NC	3.0	2.5	1904	$1,995	$1.05	20d	1	1.39mi
202 Kinnley Ct Greensboro, NC	3.0	2.5	1784	$1,950	$1.09	24d	1	1.39mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 17 events

1. 2026-06-18
   days on market $335,000 Active 23 DOM
2. 2026-06-17
   days on market $335,000 Active 22 DOM
3. 2026-06-16
   days on market $335,000 Active 21 DOM
4. 2026-06-15
   days on market $335,000 Active 20 DOM
5. 2026-06-14
   days on market $335,000 Active 18 DOM
6. 2026-06-10
   days on market $335,000 Active 15 DOM
7. 2026-06-09
   days on market $335,000 Active 14 DOM
8. 2026-06-08
   days on market $335,000 Active 13 DOM
9. 2026-06-07
   days on market $335,000 Active 12 DOM
10. 2026-06-03
    days on market $335,000 Active 8 DOM
11. 2026-06-02
    days on market $335,000 Active 7 DOM
12. 2026-06-01
    days on market $335,000 Active 6 DOM
13. 2026-05-31
    days on market $335,000 Active 5 DOM
14. 2026-05-31
    days on market $335,000 Active 4 DOM
15. 2026-05-26
    listed $335,000 Active
16. 2012-06-11
    soldstatus $132,500 69-char remark

    Show marketing remark (69 chars)

    Builder will pay 5% comm. on full price offers if closed by 4-31-2012

17. 2011-09-11
    listed $134,445 69-char remark

    Show marketing remark (69 chars)

    Builder will pay 5% comm. on full price offers if closed by 4-31-2012

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$189/yr (+$16/mo · 7.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,359
• − Mortgage interest: −$18,765
• − Property taxes: −$2,558
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − HOA: −$276
• − Depreciation: −$9,745
• Taxable loss: −$6,679
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $786/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

• Census place: Greensboro, NC
• 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

+149.2% since first listed

3 events — show timeline

• 2026-05-26 Listed $335,000 Triad MLS
• 2012-06-11 Sold (MLS) $132,500 Triad MLS
• 2011-09-11 Listed $134,445 Triad MLS

Property tax history

+2.9%/yr

Latest (2025): $2,558 · -1.0% YoY. Source: county tax records.