5509 Greenfield Way · McLeansville, NC 27301

$285,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 39 Days on market

Built 1990 0.41 ac lot Est $239k · 19% over $12/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

One level Living on a cul-de-sac with natural privacy and low county taxes! 3 bedrooms 2 full baths with plenty of room for outdoor enjoyment and parking. Entertain in formal dining room! Master provides on-suite bathroom and walk-in closet! Walk in closet in 1 of the 2 add'l bedroom as well. Kitchen boasts breakfast nook in front of a large bay window overlooking the beautiful wooded lot. Enjoy entertaining on the deck and in the private back yard! Fridge, W/D, and storage bldg in back yard to convey!

Key facts

• Bright kitchen
• Breakfast nook
• Stylish lvp flooring

Tags

• PRIVATE WOODED BACKDROP
• NEWLY PAINTED INTERIOR WALLS
• STYLISH LVP FLOORING
• SPACIOUS PRIMARY EN SUITE
• BRIGHT KITCHEN
• BREAKFAST NOOK

Property features AI

Finance

• Other: Publicly maintained road access; Directions provided by listing
• HOA & community: Located in the Country Crossing subdivision; Association with Greensboro; Association fee $69 semi-annually

Exterior

• Parking: Attached garage with 1 garage space; Driveway parking; Paved driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential stick/site-built house; One story; Built in 1990; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: City lot; Cul-de-sac lot; Partially wooded; No fencing; Storage building/structure

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (electric) heating; Central air conditioning
• Interior features: Primary bedroom on main level; Attic access only; Ceiling fans; Deadbolt locks; Pantry; Vaulted ceilings
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (35.1% below list).
• Recommended offer: $185k (35.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#484 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime 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: Madison Elementary (math 47% / reading 42%, grade F, #574 of 1,410 statewide, top 43%, 221 students, 99% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 99% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $145k; list at $285k implies a 96% 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 $185,000 (35.1% 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 39 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.65% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $239,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Greenfield Way	0.04mi	3/2.0	1,260 (+5%)	21mo	$282,000	$224	72
2820 Huffine Mill Rd	0.07mi	2/2.0 (-1)	1,184 (-1%)	23mo	$150,000	$127	71
5503 Country Crossing Ct	0.10mi	3/2.0	1,347 (+13%)	10mo	$270,000	$200	66

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $137,867
• Equity at exit: $256,751

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $419,314
• Equity at exit: $553,692

Cash invested: $79,800 (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: 69
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$119
• HOA: −$12
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-271

Break-even live

Break-even rent $2,193

Max offer price $237,202

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-190	+0% $-271	+5% $-351	+10% $-432
Rent	-10% $-417	-5% $-344	+0% $-271	+5% $-198	+10% $-124
Rate	-1.0pp $-127	-0.5pp $-198	base $-271	+0.5pp $-344	+1.0pp $-420

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3964 Bittle Rd Gibsonville, NC	2.0	1.0	1500	$1,850	$1.23	25d	1	1.31mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 21 events

1. 2026-06-22
   days on market $285,000 Active 39 DOM
2. 2026-06-18
   days on market $285,000 Active 36 DOM
3. 2026-06-17
   days on market $285,000 Active 35 DOM
4. 2026-06-16
   days on market $285,000 Active 34 DOM
5. 2026-06-15
   days on market $285,000 Active 33 DOM
6. 2026-06-14
   days on market $285,000 Active 31 DOM
7. 2026-06-10
   days on market $285,000 Active 28 DOM
8. 2026-06-09
   days on market $285,000 Active 27 DOM
9. 2026-06-08
   days on market $285,000 Active 26 DOM
10. 2026-06-07
    days on market $285,000 Active 25 DOM
11. 2026-06-03
    days on market $285,000 Active 21 DOM
12. 2026-06-02
    days on market $285,000 Active 20 DOM
13. 2026-06-01
    days on market $285,000 Active 19 DOM
14. 2026-05-31
    days on market $285,000 Active 18 DOM
15. 2026-05-31
    days on market $285,000 Active 17 DOM
16. 2026-05-13
    listed $285,000 Active
17. 2020-02-13
    soldstatus $145,300 Sold 507-char remark

    Show marketing remark (507 chars)

    One level Living on a cul-de-sac with natural privacy and low county taxes! 3 bedrooms 2 full baths with plenty of room for outdoor enjoyment and parking. Entertain in formal dining room! Master provides on-suite bathroom and walk-in closet! Walk in closet in 1 of the 2 add'l bedroom as well. Kitchen boasts breakfast nook in front of a large bay window overlooking the beautiful wooded lot. Enjoy entertaining on the deck and in the private back yard! Fridge, W/D, and storage bldg in back yard to convey!

18. 2020-02-01
    status Pending 507-char remark

    Show marketing remark (507 chars)

    One level Living on a cul-de-sac with natural privacy and low county taxes! 3 bedrooms 2 full baths with plenty of room for outdoor enjoyment and parking. Entertain in formal dining room! Master provides on-suite bathroom and walk-in closet! Walk in closet in 1 of the 2 add'l bedroom as well. Kitchen boasts breakfast nook in front of a large bay window overlooking the beautiful wooded lot. Enjoy entertaining on the deck and in the private back yard! Fridge, W/D, and storage bldg in back yard to convey!

19. 2020-01-13
    historical Due Diligence Period 507-char remark

    Show marketing remark (507 chars)

    One level Living on a cul-de-sac with natural privacy and low county taxes! 3 bedrooms 2 full baths with plenty of room for outdoor enjoyment and parking. Entertain in formal dining room! Master provides on-suite bathroom and walk-in closet! Walk in closet in 1 of the 2 add'l bedroom as well. Kitchen boasts breakfast nook in front of a large bay window overlooking the beautiful wooded lot. Enjoy entertaining on the deck and in the private back yard! Fridge, W/D, and storage bldg in back yard to convey!

20. 2020-01-09
    listed $145,000 Active 507-char remark

    Show marketing remark (507 chars)

    One level Living on a cul-de-sac with natural privacy and low county taxes! 3 bedrooms 2 full baths with plenty of room for outdoor enjoyment and parking. Entertain in formal dining room! Master provides on-suite bathroom and walk-in closet! Walk in closet in 1 of the 2 add'l bedroom as well. Kitchen boasts breakfast nook in front of a large bay window overlooking the beautiful wooded lot. Enjoy entertaining on the deck and in the private back yard! Fridge, W/D, and storage bldg in back yard to convey!

21. 1991-01-01
    soldstatus $79,380

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$1,056/yr (+$88/mo · 82.4%)

ⓘ 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 14% 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: $22,200
• − Mortgage interest: −$15,964
• − Property taxes: −$1,281
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$144
• − Depreciation: −$8,291
• Taxable loss: −$8,457
• Est. tax savings @ 24.0%: +$2,030
• After-tax cash flow: $-1,217/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 — McLeansville

• Score: 61/100
• State rank: #484
• US rank: #17798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,897
• 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

+259.0% since first listed

6 events — show timeline

• 2026-05-13 Listed $285,000 Triad MLS
• 2020-02-13 Sold (MLS) $145,300 Triad MLS
• 2020-02-01 Pending — Triad MLS
• 2020-01-13 Contingent — Triad MLS
• 2020-01-09 Listed $145,000 Triad MLS
• 1991-01-01 Sold (Public Records) $79,380 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,281 · -1.0% YoY. Source: county tax records.