127 E Sourwood Dr · Greensboro, NC 27214

$60,000

3 bd · 2.0 ba · 1,088 sqft · Other · 15 Days on market

Built 2018 Fair condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

?? FOR SALE & acirc; & euro; & ldquo; 3 Bed / 2 Bath in Autumn Forest ?? 3 bedroom, 2 bathroom mobile home available in Autumn Forest for * * $60,000 * * with financing options available. ? Features: & acirc; & euro; & cent; 3 bedrooms / 2 full bathrooms & acirc; & euro; & cent; Open living area & acirc; & euro; & cent; Convenient location in Browns Summit / Greensboro area ?? Financing options available ?? Autumn Forest ?? Message for more details, photos, or to schedule a viewing Equal Housing Opportunity

Key facts

• Open living area
• Built 2018
• Listed 15 days

Tags

• OPEN LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.7% 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; 1 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

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 $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 3.34% ✓
• Cap rate: 29.67%
• Cash-on-cash: 83.49%
• DSCR: 4.71
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 4.85×
• Total profit: $64,754
• Equity at exit: $8,946

10-year hold

• IRR: 87.1%
• Equity multiple: 10.07×
• Total profit: $152,370
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,169

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 37%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 Autumn Forest Dr Browns Summit, NC	2.0	1.0–2.0	920	$1,364	$1.48	14d	1	0.17mi

Listing history 10 events

1. 2026-06-18
   days on market $60,000 Active 15 DOM
2. 2026-06-17
   days on market $60,000 Active 14 DOM
3. 2026-06-16
   days on market $60,000 Active 13 DOM
4. 2026-06-15
   days on market $60,000 Active 12 DOM
5. 2026-06-14
   days on market $60,000 Active 10 DOM
6. 2026-06-10
   days on market $60,000 Active 7 DOM
7. 2026-06-09
   days on market $60,000 Active 6 DOM
8. 2026-06-08
   days on market $60,000 Active 5 DOM
9. 2026-06-07
   remarks 525-char remark
10. 2026-06-07
    listed $60,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 10% 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: $24,053
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$1,745
• Taxable income: $13,898
• Est. tax owed @ 24.0%: −$3,336
• After-tax cash flow: $10,691/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

Fair 45/100 Moderate rehab

This mobile home requires extensive repairs and maintenance, including major work on the exterior siding, roof, flooring, HVAC, and landscaping. Painting and replacing the HVAC unit can significantly improve its value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and peeling.
• Major roof — The roof appears damaged and may need replacement.
• Major flooring — The flooring is worn and may need replacement.
• Major HVAC unit — The HVAC unit appears old and may need maintenance or replacement.
• Major interior walls/paint — The walls and paint are aged and may need repainting.
• Major landscaping — The landscaping is sparse and may need improvement to enhance curb appeal.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics.
• Both replacing the HVAC unit — A new HVAC system can improve comfort and energy efficiency, attracting more buyers or renters.
• Both repairing and replacing the roof — A new roof will protect the home from water damage and improve its overall appearance.
• Both replacing the flooring — New flooring can enhance the home's value and make it more attractive to potential buyers or renters.
• Both landscaping improvements — A well-maintained and aesthetically pleasing landscape can increase the home's curb appeal and market value.
• Both repainting the exterior siding — Fresh paint can significantly improve the home's curb appeal and exterior appearance, attracting more buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and peeling.	Major	$15,000–50,000
roof · The roof appears damaged and may need replacement.	Major	$15,000–50,000
flooring · The flooring is worn and may need replacement.	Major	$15,000–50,000
HVAC unit · The HVAC unit appears old and may need maintenance or replacement.	Major	$15,000–50,000
interior walls/paint · The walls and paint are aged and may need repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and may need improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both replacing the HVAC unit — A new HVAC system can improve comfort and energy efficiency, attracting more buyers or renters. ↑
• Both repairing and replacing the roof — A new roof will protect the home from water damage and improve its overall appearance. ↑
• Both replacing the flooring — New flooring can enhance the home's value and make it more attractive to potential buyers or renters. ↑
• Both landscaping improvements — A well-maintained and aesthetically pleasing landscape can increase the home's curb appeal and market value. ↑
• Both repainting the exterior siding — Fresh paint can significantly improve the home's curb appeal and exterior appearance, attracting more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $60,000 FSBO.com