4200 U.S. 29 · Greensboro, NC 27405

$80,000

3 bd · 2.0 ba · 1,344 sqft · Other · 9 Days on market

Built 1997 Fair condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled inside New tiles New carpets Main bathroom has a new bath wall and tub Perks are a pool , dog park & amp; park for kids. . it & acirc; & euro; & trade; s in a community

Key facts

• New tiles
• Remodeled inside
• Pool

Tags

• REMODELED INSIDE
• NEW TILES
• NEW CARPETS
• NEW BATH WALL
• NEW TUB
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.6% 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 (+3.8%/yr); 381 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 44% of the median local income ($47k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $80,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 2.17% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.96%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.82×
• Total profit: $40,791
• Equity at exit: $11,928

10-year hold

• IRR: 48.4%
• Equity multiple: 5.87×
• Total profit: $109,034
• Equity at exit: $6,917

Cash invested: $22,400 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 381
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $821

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $876	-5% $848	+0% $821	+5% $793	+10% $765
Rent	-10% $683	-5% $752	+0% $821	+5% $889	+10% $958
Rate	-1.0pp $861	-0.5pp $841	base $821	+0.5pp $800	+1.0pp $779

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 US Highway 29 N Greensboro, NC	1.0–3.0	1.0–2.0	928	$1,529	$1.65	24d	1	0.05mi
109 Lemon Ln Greensboro, NC	3.0	3.0	1418	$2,000	$1.41	24d	1	0.31mi
213 Pleasant Willow Pl Greensboro, NC	3.0	2.5	1560	$1,895	$1.21	24d	1	0.34mi
213 Pleasant Willow Pl Greensboro, NC	3.0	2.5	1560	$1,895	$1.21	19d	1	0.34mi
3902 Arcola Way Greensboro, NC	3.0	2.0	1265	$1,795	$1.42	24d	1	0.72mi
4505 Stephen Oaks Way Greensboro, NC	4.0	2.5	1680	$1,985	$1.18	19d	1	1.05mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,475	$1.59	14d	6	1.18mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	24d	1	1.20mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	19d	1	1.20mi
4505 Southern Webbing Mill Rd Greensboro, NC	3.0	2.5	1558	$1,895	$1.22	21d	1	1.38mi

Listing history 7 events

1. 2026-06-18
   days on market $80,000 Active 9 DOM
2. 2026-06-17
   days on market $80,000 Active 8 DOM
3. 2026-06-16
   pricedays on market $80,000 Active 7 DOM
4. 2026-06-15
   days on market $70,000 Active 6 DOM
5. 2026-06-14
   days on market $70,000 Active 4 DOM
6. 2026-06-10
   remarks 192-char remark
7. 2026-06-10
   listed $70,000 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 ≥103°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: $20,863
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$2,327
• Taxable income: $9,116
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $7,659/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 · 1 photo

Fair 40/100 Cosmetic rehab

The home has been remodeled with new tiles and carpets, but requires some cosmetic updates to the kitchen and bathrooms to improve its condition and value.

Repairs flagged

• Minor kitchen countertops — No countertops are visible in the photos.
• Minor bathroom fixtures — No fixtures are visible in the photos.
• Minor kitchen appliances — No appliances are visible in the photos.
• Minor bathroom vanity — No vanity is visible in the photos.
• Minor bathroom flooring — No flooring is visible in the photos.
• Minor kitchen flooring — No flooring is visible in the photos.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal.
• Resale replace kitchen countertops — New countertops can improve the kitchen's functionality and aesthetic.
• Resale replace kitchen appliances — Upgrading to new appliances can make the kitchen more modern and attractive.
• Resale replace bathroom vanity — A new vanity can enhance the bathroom's functionality and appearance.
• Resale replace bathroom flooring — New flooring can make the bathroom more comfortable and visually appealing.
• Resale replace kitchen flooring — New flooring can make the kitchen more comfortable and visually appealing.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · No countertops are visible in the photos.	Minor	$500–3,000
bathroom fixtures · No fixtures are visible in the photos.	Minor	$500–3,000
kitchen appliances · No appliances are visible in the photos.	Minor	$500–3,000
bathroom vanity · No vanity is visible in the photos.	Minor	$500–3,000
bathroom flooring · No flooring is visible in the photos.	Minor	$500–3,000
kitchen flooring · No flooring is visible in the photos.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal. ↑
• Resale replace kitchen countertops — New countertops can improve the kitchen's functionality and aesthetic. ↑
• Resale replace kitchen appliances — Upgrading to new appliances can make the kitchen more modern and attractive. ↑
• Resale replace bathroom vanity — A new vanity can enhance the bathroom's functionality and appearance. ↑
• Resale replace bathroom flooring — New flooring can make the bathroom more comfortable and visually appealing. ↑
• Resale replace kitchen flooring — New flooring can make the kitchen more comfortable and visually appealing. ↑

ⓘ 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

• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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

1 event — show timeline

• 2026-06-10 Listed $70,000 FSBO.com