1611 Eckert Ln · Gibsonville, NC 27377

$261,880

3 bd · 2.5 ba · 1,558 sqft · Townhouse · 26 Days on market

Built 2026 Good condition 3,310 sqft lot Est $251k · at est.

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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 +9.4/30.0
• ARV discount +5.5/15.0
• Appreciation +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0

Listing remarks

Welcome to this beautifully designed end-unit Hemingway floorplan, where extra windows fill the home with natural light and the added yard space offers room to relax, play, or entertain. Enjoy the everyday convenience of a private garage, making coming and going effortless. This home is perfectly positioned near sought-after community amenities, including a pool and dog park—ideal for both relaxation and recreation. HOA includes internet, cable, and lawn care, allowing for low-maintenance living and more time to enjoy what matters most. Scheduled for fall completion, with the exciting opportunity to personalize your design selections and truly make it your own.

Key facts

• Community amenities
• End-unit floorplan
• Private garage

Tags

• END-UNIT FLOORPLAN
• EXTRA WINDOWS
• ADDED YARD SPACE
• PRIVATE GARAGE
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Located on a publicly maintained road; Lot dimensions approximately 104 x 34; Lot number 31
• HOA & community: Community association (Poets Walk subdivision); Association present (Greensboro)

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Driveway parking
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Natural gas water heater (tankless)
• Home design: Townhouse; Stick/site-built residential; New construction (built 2026); Two levels; New construction status listed as 'New'
• Construction: Vinyl siding; Slab foundation
• Exterior features: Garden; Community pool

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Gas cooktop; Free-standing range; Solid surface counters; Kitchen island; Pantry
• Bedrooms: Second-level bedrooms (three bedrooms on the second floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced-air heating (natural gas, zoned); Central air conditioning (zoned)
• Interior features: Pulldown attic stairs; Kitchen island; Pantry; Separate shower; Solid surface counters; Deadbolt locks
• Laundry & utility: Dedicated laundry room; Gas tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (21.5% below list).
• Recommended offer: $206k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Gibsonville — 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 73/100 on livability (#79 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Gibsonville Elementary (math 46% / reading 46%, grade D-, #551 of 1,410 statewide, top 40%, 564 students, 60% FRL); Eastern Guilford Middle (math 26% / reading 38%, grade F, #317 of 475 statewide, top 68%, 980 students, 75% FRL); Eastern Guilford High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,198 students, 67% FRL) — zoned schools average 68% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 105 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,581 (21.5% 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. 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?
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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $250,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Poets Walk Rd	0.04mi	3/2.5	1,558 (0%)	4mo	$252,500	$162	95
941 Poets Walk Rd	0.07mi	3/2.5	1,558 (0%)	4mo	$239,990	$154	94
939 Poets Walk Rd	0.08mi	3/2.5	1,558 (0%)	4mo	$249,990	$160	94
1002 Poets Walk Rd	0.06mi	3/2.5	1,558 (0%)	6mo	$263,990	$169	92
924 Poets Walk Rd	0.11mi	3/2.5	1,558 (0%)	4mo	$249,990	$160	91
1584 Eckert Ln	0.05mi	3/2.5	1,706 (+10%)	1mo	$274,590	$161	81
1582 Eckert Ln	0.06mi	3/2.5	1,706 (+10%)	1mo	$280,700	$165	81
1022 Poets Walk Rd	0.04mi	3/2.5	1,706 (+10%)	2mo	$268,390	$157	80
937 Poets Walk Rd	0.08mi	3/2.5	1,706 (+10%)	1mo	$264,990	$155	80
930 Poets Walk Rd	0.10mi	3/2.5	1,706 (+10%)	4mo	$274,990	$161	76
922 Poets Walk Rd	0.12mi	3/2.5	1,706 (+10%)	4mo	$259,990	$152	76
206 Cason Dr	0.66mi	2/2.0 (-1)	1,642 (+5%)	3mo	$315,000	$192	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-4,608
• Equity at exit: $89,617

10-year hold

• IRR: 4.3%
• Equity multiple: 1.53×
• Total profit: $39,060
• Equity at exit: $119,260

Cash invested: $73,326 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 105
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,373
• Tax est. 1.5%: −$327 /mo · $3,928/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-186

Break-even live

Break-even rent $2,291

Max offer price $235,008

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-95	+0% $-186	+5% $-276	+10% $-367
Rent	-10% $-348	-5% $-267	+0% $-186	+5% $-104	+10% $-23
Rate	-1.0pp $-54	-0.5pp $-119	base $-186	+0.5pp $-254	+1.0pp $-323

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: $65,470
• Closing costs: $7,856
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	23d	1	0.03mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	25d	1	0.09mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	16d	10	0.12mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	16d	1	0.40mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	25d	1	0.90mi

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-07
   price $261,880
3. 2026-04-24
   listed $260,880 Active

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

Taxation est. · year 1

• Rental income: $24,670
• − Mortgage interest: −$14,669
• − Property taxes: −$3,928
• − Insurance: −$1,309
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$7,618
• Taxable loss: −$6,803
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-596/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 · 3 photos

Good 80/100 Cosmetic rehab

This end-unit Hemingway floorplan townhouse is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and 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 — Gibsonville

• Score: 73/100
• State rank: #79
• US rank: #5651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonville, NC
• County: Guilford County · 487,190 people
• City population: 13,741
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

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 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% 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: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• 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

+0.4% since first listed

3 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-05-07 Price Changed $261,880 Triad MLS
• 2026-04-24 Listed $260,880 Triad MLS