4726 Winding Trl · Greensboro, NC 27410

$384,770

4 bd · 2.5 ba · 2,504 sqft · Townhouse · 20 Days on market

Built 2026 Good condition

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Columbus at Townes at Spangler Oaks, a townhome community with easy access to commuter routes, shopping, and dining. This Columbus spans two levels with an open main floor where the kitchen and dining area connect directly to the great room. A covered porch extends the main level outward, giving the living space a natural outdoor counterpart for morning coffee or an evening wind-down. The primary suite sits on the main level, set apart from the rest of the home for genuine privacy, while two additional bedrooms and a full bath occupy the upper floor. At roughly 2,550 square feet, the layout holds three bedrooms, two full baths and a powder room, and a two-car garage. Design

Key facts

• Proximity to dining
• Townhome community
• 2 garage spots

Tags

• TOWNHOME COMMUNITY
• LOW MAINTENANCE LIFESTYLE
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• PROXIMITY TO SCHOOL DISTRICT
• MAIN LEVEL PRIMARY SUITE

Property features AI

Finance

• Other: Address: 4726 Winding Trl, Greensboro NC 27410; Listing provided by Zillow
• Financial info: List price $391,415

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 2504

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home — The Columbus plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (18.9% below list).
• Recommended offer: $312k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Rents rising fast (+5.6%/yr); 324 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 44% of the median local income ($85k/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 $3k of loan paydown is wiped out by about $12k 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 20 days — a 2% lower offer ($379k) 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 $312,029 (18.9% 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. 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. 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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.38×
• Total profit: $-66,385
• Equity at exit: $57,370

10-year hold

• IRR: -4.8%
• Equity multiple: 0.65×
• Total profit: $-37,732
• Equity at exit: $33,268

Cash invested: $107,736 (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 27410

• Rents YoY: 5.6%
• Active inventory: 324
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$2,018
• Tax est. 1.5%: −$481 /mo · $5,772/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-194

Break-even live

Break-even rent $3,366

Max offer price $356,694

Occupancy floor —

Sensitivity live

Price	-10% $72	-5% $-61	+0% $-194	+5% $-327	+10% $-460
Rent	-10% $-441	-5% $-317	+0% $-194	+5% $-71	+10% $52
Rate	-1.0pp $0	-0.5pp $-96	base $-194	+0.5pp $-294	+1.0pp $-395

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: $96,192
• Closing costs: $11,543
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5510 Faye Dr Greensboro, NC	4.0	3.5	2674	$4,500	$1.68	15d	1	0.45mi
4808 Pine Glen Ct Greensboro, NC	4.0	2.5	2319	$2,450	$1.06	21d	1	0.79mi
4807 Jessup Grove Rd Greensboro, NC	4.0	3.0	1860	$2,065	$1.11	24d	1	1.33mi
4210 Shoal Creek Dr Greensboro, NC	5.0	2.5	2695	$3,300	$1.22	24d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $384,770 Active 20 DOM
2. 2026-06-17
   days on market $384,770 Active 19 DOM
3. 2026-06-16
   days on market $384,770 Active 18 DOM
4. 2026-06-15
   days on market $384,770 Active 17 DOM
5. 2026-06-14
   days on market $384,770 Active 15 DOM
6. 2026-06-10
   pricedays on market $384,770 Active 12 DOM
7. 2026-06-09
   days on market $394,415 Active 11 DOM
8. 2026-06-08
   days on market $394,415 Active 10 DOM
9. 2026-06-07
   pricedays on market $394,415 Active 9 DOM
10. 2026-06-03
    days on market $391,415 Active 5 DOM
11. 2026-06-02
    days on market $391,415 Active 4 DOM
12. 2026-06-01
    days on market $391,415 Active 3 DOM
13. 2026-05-31
    days on market $391,415 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $391,415 Active 1 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 ≥102°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: $37,443
• − Mortgage interest: −$21,553
• − Property taxes: −$5,772
• − Insurance: −$1,924
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − Depreciation: −$11,193
• Taxable loss: −$8,989
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $-171/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

Good 80/100 Cosmetic rehab

This townhome is in good condition with a good exterior and well-maintained landscaping. A fresh coat of paint and some landscaping improvements can further enhance its value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑

ⓘ 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

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 54,921
• Household income: $85,291
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2696.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% 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: ▼ -245.81%
• Current HPI: 222.1685
• Rent YoY: ▲ 5.57%
• 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