4200 US Highway 29 N #369 · Greensboro, NC 27405

$76,499

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 18 Days on market

Built 2026 Good condition

---

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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Oakwood Forest, north of Greensboro off Highway 29 with everyday conveniences, parks, and shopping nearby. Community features include a pool, basketball courts, picnic area, and a tutoring/community center. Schedule a tour or reach out today to learn more about our current availability!

Key facts

• Picnic area
• Pool
• Basketball courts

Tags

• POOL
• BASKETBALL COURTS
• PICNIC AREA

Property features AI

Finance

• Financial info: List price $76,499

Exterior

• Home design: Spec inventory, plan named Oakwood Forest
• Construction: Built or listed in 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1152

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 42% of the median local income ($47k/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 $529 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 + 3.8% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($75k) 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 $75,351 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.18% ✓
• Cap rate: 18.62%
• Cash-on-cash: 44.04%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.83×
• Total profit: $39,096
• Equity at exit: $11,406

10-year hold

• IRR: 48.5%
• Equity multiple: 5.88×
• Total profit: $104,461
• Equity at exit: $6,614

Cash invested: $21,420 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 381
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$401
• Tax est. 1.5%: −$96 /mo · $1,147/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $786

Break-even live

Break-even rent $669

Max offer price $76,499

Occupancy floor 48%

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 US Highway 29 N Greensboro, NC	1.0–3.0	1.0–2.0	928	$1,529	$1.65	23d	1	0.05mi
109 Lemon Ln Greensboro, NC	3.0	3.0	1418	$2,000	$1.41	23d	1	0.31mi
3902 Arcola Way Greensboro, NC	3.0	2.0	1265	$1,795	$1.42	23d	1	0.72mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,475	$1.59	14d	6	1.18mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	19d	1	1.20mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	23d	1	1.20mi

Listing history 9 events

1. 2026-06-10
   days on market $76,499 Active 18 DOM
2. 2026-06-09
   days on market $76,499 Active 17 DOM
3. 2026-06-08
   days on market $76,499 Active 16 DOM
4. 2026-06-07
   days on market $76,499 Active 15 DOM
5. 2026-06-03
   days on market $76,499 Active 11 DOM
6. 2026-06-02
   days on market $76,499 Active 10 DOM
7. 2026-06-01
   days on market $76,499 Active 9 DOM
8. 2026-05-31
   days on market $76,499 Active 8 DOM
9. 2026-05-31
   days on market $76,499 Active 7 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $19,971
• − Mortgage interest: −$4,285
• − Property taxes: −$1,147
• − Insurance: −$382
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,225
• Taxable income: $8,735
• Est. tax owed @ 24.0%: −$2,096
• After-tax cash flow: $7,337/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 · 10 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with modern updates and a good location. It is move-in ready and would benefit from some exterior painting and landscaping to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add a small front porch — Improves curb appeal and adds functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small front porch — Improves curb appeal and adds functionality ↑

ⓘ 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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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