5607 Golden Needle Dr · Greensboro, NC 27301

$237,000

2 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 177 Days on market

Built 1988 1.22 ac lot Est $263k · 10% under

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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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

Key facts

• 1.22 acre lot
• Built 1988
• Listed 177 days

Property features AI

Finance

• Other: Directions provided for property access
• HOA & community: No homeowners association; Located in the Pine Ridge subdivision

Exterior

• Parking: Driveway parking
• Utilities: Septic tank sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1988; Existing structure
• Construction: Wood siding; Crawl space foundation; No fireplaces
• Exterior features: No fencing; Well water; Publicly maintained road access; Lot of approximately 1.22 acres; No pool; No guest house

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Main-level laundry room (5ft 2in x 6ft 0in)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (35.8% below list).
• Recommended offer: $152k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 70 active listings in the ZIP; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; list at $237k implies a 69% gain — meaningful room to come down on a strong offer.

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 $152,251 (35.8% 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 177 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
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: 0.64% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $262,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5749 Yellow Pine Trl	0.22mi	2/2.0	1,240 (-13%)	1mo	$228,000	$184	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $113,407
• Equity at exit: $213,508

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $346,027
• Equity at exit: $460,439

Cash invested: $66,360 (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 27301

• Home prices YoY: 4.6%
• Active inventory: 70
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-245

Break-even live

Break-even rent $1,832

Max offer price $193,801

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   historical Due Diligence Period
3. 2026-04-20
   price $237,000
4. 2026-04-02
   status Active
5. 2026-04-01
   historical
6. 2026-02-03
   status Active
7. 2026-02-03
   price $240,000
8. 2026-02-01
   historical
9. 2025-11-21
   listed $245,000 Active
10. 2025-11-19
    historical $245,000
11. 2019-09-27
    soldstatus $140,000 Sold 364-char remark

    Show marketing remark (364 chars)

    You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

12. 2019-09-27
    soldstatus $140,000

    Show marketing remark (364 chars)

    You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

13. 2019-09-07
    status Pending 364-char remark

    Show marketing remark (364 chars)

    You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

14. 2019-08-14
    historical Due Diligence Period 364-char remark

    Show marketing remark (364 chars)

    You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

15. 2019-08-02
    listed $140,000 Active 364-char remark

    Show marketing remark (364 chars)

    You'll love this ranch style home located on a gorgeous 1.2 acre lot. Enjoy the relaxing view from your own personal deck. Home offers an additional sitting area and/or living room. While conveniently located minutes from Hwy 29 and Hwy 150, one can still enjoy the peace and tranquility of country living. You must see this home to appreciate all it has to offer.

16. 1991-05-01
    soldstatus $63,000
17. 1988-07-01
    soldstatus $11,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: +$675/yr (+$56/mo · 53.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,270
• − Mortgage interest: −$13,276
• − Property taxes: −$1,269
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$6,895
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-1,188/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 — 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

• City population: 329,421
• Population (ZIP): 10,897

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 0.60)
• Race & ethnicity: White 54% Black 32% Two or more races 11% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 2%

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: ▲ 13.75%
• Current HPI: 310.08
• Rent YoY: —
• Metro: —
• 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

+2054.5% since first listed

17 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-04-30 Contingent — Triad MLS
• 2026-04-20 Price Changed $237,000 Triad MLS
• 2026-04-02 Relisted — Triad MLS
• 2026-04-01 Delisted — Triad MLS
• 2026-02-03 Relisted — Triad MLS
• 2026-02-03 Price Changed $240,000 Triad MLS
• 2026-02-01 Delisted — Triad MLS
• 2025-11-21 Listed $245,000 Triad MLS
• 2025-11-19 Coming Soon $245,000 Triad MLS
• 2019-09-27 Sold (Public Records) $140,000 Public Records
• 2019-09-27 Sold (MLS) $140,000 Triad MLS
• 2019-09-07 Pending — Triad MLS
• 2019-08-14 Contingent — Triad MLS
• 2019-08-02 Listed $140,000 Triad MLS
• 1991-05-01 Sold (Public Records) $63,000 Public Records
• 1988-07-01 Sold (Public Records) $11,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,269 · +1.0% YoY. Source: county tax records.