The Columbus Plan · Greensboro, NC 27358

$355,990

4 bd · 2.5 ba · 2,504 sqft · Townhouse · 5 Days on market

Good condition

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Columbus is a thoughtfully designed two-story townhome offering flexibility and comfort for the way you live today. With four bedrooms and three-and-a-half baths, this plan features a convenient main-level primary suite, plus a second primary suite upstairs-ideal for guests or multigenerational living. An open-concept main floor brings the kitchen and dining area together, flowing seamlessly into the great room with direct access to a private patio-perfect for everyday living and entertaining. Upstairs, you'll find a spacious loft, a centrally located laundry room, and three bedrooms, all with walk-in closets for plenty of storage.

Key facts

• Second primary suite
• Open concept design
• Private patio

Tags

• MAIN LEVEL PRIMARY SUITE
• SECOND PRIMARY SUITE
• OPEN CONCEPT DESIGN
• PRIVATE PATIO
• GENEROUS LOFT AREA
• CENTRALLY LOCATED LAUNDRY ROOM

🏗️ New construction. The $355,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $386,450.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $356k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (16.8% below list).
• Recommended offer: $296k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% 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: Ep Pearce Elementary (math 80% / reading 79%, grade A, #24 of 1,410 statewide, top 2%, 667 students, 26% FRL); Kernodle Middle (math 62% / reading 60%, grade B+, #40 of 475 statewide, top 9%, 745 students, 40% FRL); Northwest Guilford High (math 72% / reading 64%, grade B, #137 of 535 statewide, top 26%, 1,991 students, 18% FRL) — zoned schools average 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 42% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Guilford County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 225 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $296,301 (16.8% 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. 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?
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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $386,450
• List price: $355,990
• Delta: -7.88%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4724 Winding Trl	0.04mi	4/2.5	2,488 (-1%)	1mo	$383,900	$154	96
4745 Winding Trl	0.01mi	4/3.5	2,524 (+1%)	1mo	$376,770	$149	94
4726 Winding Trl	0.03mi	4/3.5	2,488 (-1%)	0mo	$377,700	$152	93
4741 Winding Trl	0.02mi	4/3.5	2,488 (-1%)	1mo	$399,770	$161	93
4730 Winding Trl	0.03mi	4/3.5	2,488 (-1%)	1mo	$389,000	$156	93

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-83,588
• Equity at exit: $57,621

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-99,660
• Equity at exit: $33,413

Cash invested: $108,206 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 11 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $391,990 ($157/sqft)
• Median days on market: 31 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27358

• Home prices YoY: -20.9%
• Active inventory: 225
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$2,027
• Tax est. 1.5%: −$483 /mo · $5,797/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-330

Break-even live

Break-even rent $3,381

Max offer price $338,714

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-196	+0% $-330	+5% $-463	+10% $-597
Rent	-10% $-564	-5% $-447	+0% $-330	+5% $-213	+10% $-96
Rate	-1.0pp $-135	-0.5pp $-232	base $-330	+0.5pp $-430	+1.0pp $-532

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: $96,612
• Closing costs: $11,594
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Brookstead Dr Summerfield, NC	4.0	3.5	3193	$3,265	$1.02	0d	1	0.45mi
5510 Faye Dr Greensboro, NC	4.0	3.5	2674	$4,500	$1.68	110d	1	0.45mi
4808 Pine Glen Ct Greensboro, NC	4.0	2.5	2319	$2,450	$1.06	117d	1	0.79mi
4504 Southport Rd Greensboro, NC	4.0	2.5	2200	$2,505	$1.14	2d	1	0.89mi
4600 Pine Cove Rd Greensboro, NC	3.0	2.0	2016	$2,345	$1.16	4d	1	0.94mi
4510 Camden Ridge Dr Greensboro, NC	4.0	2.5	2170	$2,300	$1.06	0d	1	1.20mi
4301 Windlestraw Ln Greensboro, NC	3.0	2.5	2098	$2,600	$1.24	6d	1	1.22mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	119d	1	1.33mi
4109 Windlestraw Ln Greensboro, NC	4.0	2.5	2400	$2,500	$1.04	62d	1	1.37mi
3409 Bent Creek Ct Greensboro, NC	3.0	2.5	2128	$2,200	$1.03	62d	1	1.39mi
4210 Shoal Creek Dr Greensboro, NC	5.0	2.5	2695	$3,300	$1.22	119d	1	1.42mi
5386 Beechmont Dr Greensboro, NC	4.0	2.5	2604	$2,505	$0.96	62d	1	1.45mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,556
• − Mortgage interest: −$21,647
• − Property taxes: −$5,797
• − Insurance: −$1,932
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$11,242
• Taxable loss: −$10,751
• Est. tax savings @ 24.0%: +$2,580
• After-tax cash flow: $-1,378/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $12,520–$37,560 screening

The Columbus Plan townhome is in good condition with minimal repairs needed. Painting the exterior and maintaining the landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 70/100

Zoned Schools

Elementary Ep Pearce Elementary A NC #24/1,410 Nat'l #1,230/41,679 Middle Kernodle Middle B+ NC #40/475 Nat'l #1,667/14,009 High Northwest Guilford High B NC #137/535 Nat'l #2,439/17,239

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

A Composite livability gradescore 81/100

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 · 584,596 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 15,283
• Household income: $128,843
• Rent vs Own: 8.7% rent · 91.3% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Asian 6% Two or more races 5% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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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: ▼ -62.58%
• Current HPI: 237.0528
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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