5310 Greywood Dr · Pleasant Garden, NC 27406

$147,499

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 134 Days on market

Built 1989 0.32 ac lot Est $137k · 7% over

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Why this score? — see what drove the C- 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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• ARV discount +4.2/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

Key facts

• Wooded surroundings
• Move-in ready home
• Thoughtful layout

Tags

• 0.32-ACRE WOODED LOT
• MOVE-IN READY HOME
• WOODED SURROUNDINGS
• THOUGHTFUL LAYOUT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residential property; Manufactured doublewide; One story; Permanent foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Interior features: 4 total rooms; Central heating; Central air
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $147k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Pleasant Garden — 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 71/100 on livability (#117 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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 (+2.2%/yr); 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $4k 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 134 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $137,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5333 Greywood Dr	0.18mi	3/2.0	1,480 (+14%)	2mo	$157,000	$106	66

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,879
• Equity at exit: $21,993

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,720
• Equity at exit: $12,753

Cash invested: $41,300 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$61
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $208

Break-even live

Break-even rent $1,274

Max offer price $147,499

Occupancy floor 81%

Sensitivity live

Price	-10% $292	-5% $250	+0% $208	+5% $167	+10% $125
Rent	-10% $87	-5% $148	+0% $208	+5% $269	+10% $330
Rate	-1.0pp $283	-0.5pp $246	base $208	+0.5pp $170	+1.0pp $131

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5418 Country Club Rd Greensboro, NC	3.0	2.0	1218	$1,484	$1.22	14d	1	0.16mi
701 Ashcroft Rd Greensboro, NC	3.0	2.0	1448	$1,650	$1.14	24d	1	1.41mi

Listing history 24 events

1. 2026-06-03
   days on market $147,499 Active 134 DOM
2. 2026-06-02
   days on market $147,499 Active 133 DOM
3. 2026-06-01
   days on market $147,499 Active 132 DOM
4. 2026-05-31
   days on market $147,499 Active 131 DOM
5. 2026-05-31
   days on market $147,499 Active 130 DOM
6. 2026-04-06
   price $147,499
7. 2026-02-13
   price $154,999
8. 2026-01-20
   listed $165,000 Active
9. 2025-12-01
   price $165,000
10. 2025-11-19
    listed $175,000 Active
11. 2021-05-19
    soldstatus $133,000
12. 2021-05-18
    soldstatus $133,000 Closed 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

13. 2021-04-03
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

14. 2021-03-21
    historical Due Diligence Period 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

15. 2021-03-20
    status Active 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

16. 2021-03-18
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

17. 2021-02-19
    historical Due Diligence Period 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

18. 2021-02-04
    listed $138,500 Active 471-char remark

    Show marketing remark (471 chars)

    Back on Market through no fault of the seller! Move in ready and updated for you! 3 bed 2 bath home in desirable Greybridge neighborhood! Newer roof, Hvac, and hot water heater! Feeling cramped? Enjoy your deck overlooking the huge, private wooded lot. Enjoy s’mores by your outside firepit or warm your toes by the wood burning fireplace inside! The Appliances to remain along with the She Shed/He Shed! Convenient location close to highway, schools, and shopping.

19. 2020-10-08
    soldstatus $130,000 Closed
20. 2020-10-08
    soldstatus $130,000
21. 2020-09-24
    status Pending
22. 2020-09-21
    listed $125,900 Active
23. 2008-08-19
    soldstatus $77,000
24. 1990-06-01
    soldstatus $66,400

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,452
• − Mortgage interest: −$8,262
• − Property taxes: −$1,261
• − Insurance: −$1,535
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,291
• Taxable income: $151
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,463/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 — Pleasant Garden

• Score: 71/100
• State rank: #117
• US rank: #7296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Garden, NC
• County: Guilford County · 487,190 people
• City population: 8,009
• Metro: Greensboro-High Point, NC
• Population (ZIP): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

+122.1% since first listed

19 events — show timeline

• 2026-04-06 Price Changed $147,499 CANOPYMLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $154,999 CANOPYMLS as Distributed by MLS Grid
• 2026-01-20 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-19 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-19 Sold (Public Records) $133,000 Public Records
• 2021-05-18 Sold (MLS) $133,000 Triad MLS
• 2021-04-03 Pending — Triad MLS
• 2021-03-21 Contingent — Triad MLS
• 2021-03-20 Relisted — Triad MLS
• 2021-03-18 Pending — Triad MLS
• 2021-02-19 Contingent — Triad MLS
• 2021-02-04 Listed $138,500 Triad MLS
• 2020-10-08 Sold (Public Records) $130,000 Public Records
• 2020-10-08 Sold (MLS) $130,000 Triad MLS
• 2020-09-24 Pending — Triad MLS
• 2020-09-21 Listed $125,900 Triad MLS
• 2008-08-19 Sold (Public Records) $77,000 Public Records
• 1990-06-01 Sold (Public Records) $66,400 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,261 · +3.7% YoY. Source: county tax records.