Hatton Plan · Gibsonville, NC 27377

$264,990

3 bd · 2.5 ba · 1,706 sqft · Townhouse · 352 Days on market

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Key facts

• Garage
• Listed 351 days

Tags

• OPEN-CONCEPT MAIN LEVEL
• FIRST-FLOOR POWDER ROOM
• SPACIOUS OWNER'S SUITE

Property features AI

Finance

• Financial info: List price $264,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Model/plan home (Hatton)
• Exterior features: Living area approximately 1,706

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan named Hatton; Active listing

🏗️ New construction. The $264,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,666.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.2% below list).
• Recommended offer: $206k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.2% in Gibsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D-, amenities 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 fast (+4.0%/yr); 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $5k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,257 (22.2% 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. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $274,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
937 Poets Walk Rd	0.09mi	3/2.5	1,706 (0%)	1mo	$264,990	$155	95
1584 Eckert Ln	0.15mi	3/2.5	1,706 (0%)	1mo	$274,590	$161	92
1022 Poets Walk Rd	0.13mi	3/2.5	1,706 (0%)	2mo	$268,390	$157	92
1582 Eckert Ln	0.16mi	3/2.5	1,706 (0%)	1mo	$280,700	$165	92
930 Poets Walk Rd	0.12mi	3/2.5	1,706 (0%)	4mo	$274,990	$161	91
922 Poets Walk Rd	0.13mi	3/2.5	1,706 (0%)	4mo	$259,990	$152	91
941 Poets Walk Rd	0.09mi	3/2.5	1,558 (-9%)	4mo	$239,990	$154	78
939 Poets Walk Rd	0.09mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	78
924 Poets Walk Rd	0.13mi	3/2.5	1,558 (-9%)	4mo	$249,990	$160	76
1024 Poets Walk Rd	0.13mi	3/2.5	1,558 (-9%)	4mo	$252,500	$162	76
1002 Poets Walk Rd	0.12mi	3/2.5	1,558 (-9%)	6mo	$263,990	$169	75
206 Cason Dr	0.64mi	2/2.0 (-1)	1,642 (-4%)	3mo	$315,000	$192	54

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: -2.5%
• Equity multiple: 0.87×
• Total profit: $-9,639
• Equity at exit: $93,993

10-year hold

• IRR: 3.2%
• Equity multiple: 1.39×
• Total profit: $30,312
• Equity at exit: $125,083

Cash invested: $76,906 (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: 102
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,440
• Tax est. 1.5%: −$343 /mo · $4,120/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-269

Break-even live

Break-even rent $2,403

Max offer price $235,781

Occupancy floor —

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: $68,666
• Closing costs: $8,240
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	23d	1	0.12mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	21d	1	0.15mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	14d	10	0.21mi
708 Hawthorn Ridge Dr Whitsett, NC	3.0	2.0	2200	$2,330	$1.06	14d	1	0.48mi
225 Brycewood Dr Burlington, NC	4.0	2.5	1929	$1,860	$0.96	23d	1	1.04mi

Listing history 14 events

1. 2026-06-18
   days on market $264,990 Active 352 DOM
2. 2026-06-17
   days on market $264,990 Active 351 DOM
3. 2026-06-16
   days on market $264,990 Active 350 DOM
4. 2026-06-15
   days on market $264,990 Active 349 DOM
5. 2026-06-14
   days on market $264,990 Active 347 DOM
6. 2026-06-10
   days on market $264,990 Active 344 DOM
7. 2026-06-09
   days on market $264,990 Active 343 DOM
8. 2026-06-08
   days on market $264,990 Active 342 DOM
9. 2026-06-07
   days on market $264,990 Active 341 DOM
10. 2026-06-03
    days on market $264,990 Active 337 DOM
11. 2026-06-02
    days on market $264,990 Active 336 DOM
12. 2026-06-01
    days on market $264,990 Active 335 DOM
13. 2026-05-31
    days on market $264,990 Active 334 DOM
14. 2026-05-31
    days on market $264,990 Active 333 DOM

ⓘ 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: $24,751
• − Mortgage interest: −$15,386
• − Property taxes: −$4,120
• − Insurance: −$1,373
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$7,990
• Taxable loss: −$8,078
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-1,286/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 — 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