2215 Bertie St · Greensboro, NC 27403

$159,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 29 Days on market

Built 1954 9,147 sqft lot Est $170k · 6% 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).

• Cash flow +12.9/30.0
• ARV discount +10.3/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom ranch with ramp to front door near UNCG. Spacious fenced yard includes large storage building with electricity plus additional large shed. Needs some TLC, will make a great starter home or investment property. Sold as-is, buyer to verify all information. No sign in yard.

Key facts

• Fenced yard
• Ramp to front door
• Large shed

Tags

• RAMP TO FRONT DOOR
• FENCED YARD
• LARGE STORAGE BUILDING
• LARGE SHED

Property features AI

Finance

• Other: Publicly maintained road access; Cleared lot approximately 0.21 acres (dimensions: 66 x 142 x 64 x 143); Accessible approach with ramp and bath grab bars
• HOA & community: No homeowners association; Located in the Piedmont Park subdivision

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential stick/site-built house; One story; Built in 1954; Existing structure
• Construction: Vinyl siding exterior
• Exterior features: Fenced yard; Lot is cleared

Interior

• Kitchen: Free-standing range
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Heat pump cooling; Window unit(s)
• Interior features: Primary bedroom located on the main level; Attic access only
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (13.6% below list).
• Recommended offer: $137k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Clara J Peck Elementary (math 17% / reading 32%, grade F, #1,112 of 1,410 statewide, top 82%, 268 students, 99% FRL); Jackson Middle (math 12% / reading 28%, grade F, #429 of 475 statewide, top 91%, 402 students, 99% FRL); Academy At Smith (math 54% / reading 62%, grade C, #241 of 535 statewide, top 45%, 223 students, 76% FRL) — zoned schools average 91% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 67 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $159k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,450 (13.6% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $169,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Coliseum Blvd	0.16mi	3/2.0	944 (+4%)	7mo	$111,000	$118	77
2109 Ontario St	0.33mi	3/1.0	950 (+4%)	7mo	$204,000	$215	72
2200 Linda Ln	0.16mi	3/2.0	1,025 (+12%)	4mo	$210,000	$205	65
2105 Hardie Ct	0.31mi	3/1.0	1,000 (+10%)	6mo	$225,000	$225	65
902 Hall St	0.67mi	3/1.0	912 (0%)	11mo	$190,000	$208	60
1613 Trogdon St	0.65mi	2/1.0 (-1)	907 (-0%)	10mo	$160,000	$176	55
1508 Lovett St	0.42mi	3/1.0	816 (-10%)	9mo	$120,000	$147	55
1510 Marion St	0.58mi	2/1.0 (-1)	988 (+8%)	1mo	$137,140	$139	54
2307 Kersey St	0.69mi	3/1.0	982 (+8%)	4mo	$182,500	$186	52
1425 Marion St	0.58mi	2/1.5 (-1)	1,012 (+11%)	6mo	$143,500	$142	43
1002 Florida St	0.74mi	2/1.0 (-1)	984 (+8%)	6mo	$145,000	$147	42
2101 Maywood St	0.55mi	2/1.0 (-1)	798 (-12%)	11mo	$149,000	$187	39

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

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-26,914
• Equity at exit: $23,707

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-25,823
• Equity at exit: $13,747

Cash invested: $44,520 (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 27403

• Rents YoY: 2.8%
• Active inventory: 67
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-13

Break-even live

Break-even rent $1,391

Max offer price $157,125

Occupancy floor 96%

Sensitivity live

Price	-10% $97	-5% $42	+0% $-13	+5% $-68	+10% $-123
Rent	-10% $-122	-5% $-67	+0% $-13	+5% $41	+10% $96
Rate	-1.0pp $67	-0.5pp $27	base $-13	+0.5pp $-54	+1.0pp $-96

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Coliseum Blvd Greensboro, NC	3.0	2.0	1044	$1,750	$1.68	14d	1	0.15mi
1636 Willomore St Greensboro, NC	2.0	1.0	1070	$1,330	$1.24	14d	1	0.33mi
1808 Willomore St Greensboro, NC	2.0	1.0	850	$950	$1.12	24d	2	0.47mi
2023 Maywood St Unit A Greensboro, NC	2.0	1.0	800	$1,250	$1.56	24d	1	0.50mi
1827 Willomore St Greensboro, NC	2.0	1.0	850	$925	$1.09	24d	1	0.50mi
1820 McCormick St Unit H Greensboro, NC	2.0	1.0	850	$925	$1.09	14d	1	0.53mi
815 Dana Pl Unit C Greensboro, NC	2.0	1.0	780	$1,100	$1.41	24d	1	0.56mi
2003 Urban Dr Greensboro, NC	3.0	1.5	1107	$1,495	$1.35	21d	1	0.56mi
811 Dana Pl Greensboro, NC	3.0	1.0	950	$1,250	$1.32	24d	1	0.58mi
2202 Maywood St Greensboro, NC	3.0	1.0	960	$1,250	$1.30	14d	1	0.63mi
1401 Oak St Greensboro, NC	2.0	1.0	690	$1,300	$1.88	24d	1	0.66mi
826 W Terrell St Greensboro, NC	3.0	1.0	1084	$1,750	$1.61	24d	1	0.75mi
500 Savannah St Greensboro, NC	2.0	1.0–1.5	769	$1,295	$1.68	19d	8	0.97mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	19d	1	1.03mi
920 Highland Ave Greensboro, NC	2.0	2.0	890	$1,235	$1.39	14d	1	1.07mi
1915 Spring Garden St Greensboro, NC	2.0–3.0	2.0–3.0	786	$1,920	$2.44	14d	32	1.16mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	21d	3	1.19mi
1630 Spring Garden St Unit 1630-C Greensboro, NC	2.0	1.5	1080	$1,300	$1.20	24d	1	1.21mi
1620 Spring Garden St Greensboro, NC	2.0	1.0	1080	$1,300	$1.20	24d	1	1.22mi
317 Craig St Greensboro, NC	2.0	1.0	1027	$1,275	$1.24	14d	1	1.24mi
803 Holliday Dr Greensboro, NC	2.0	2.0	1300	$1,680	$1.29	14d	18	1.26mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	14d	3	1.27mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,250	$1.63	24d	1	1.33mi
906 Howard St Apt E Greensboro, NC	3.0	2.0	1080	$1,299	$1.20	21d	1	1.37mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	14d	1	1.41mi
720 S Elam Ave Greensboro, NC	2.0	1.0	642	$1,100	$1.71	19d	1	1.41mi
1911 Walker Ave Unit D Greensboro, NC	2.0	2.0	865	$1,249	$1.44	24d	1	1.47mi
1813 Walker Ave Apt D Greensboro, NC	2.0	1.0	775	$950	$1.23	24d	1	1.47mi
1915 Walker Ave Greensboro, NC	2.0	1.0	1095	$1,049	$0.96	24d	1	1.49mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-30
   historical Due Diligence Period
3. 2026-04-15
   listed $159,000 Active
4. 2013-10-17
   soldstatus $60,000
5. 1997-09-01
   soldstatus $63,000
6. 1991-09-01
   soldstatus $46,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,494
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,625
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $530/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

• Census place: Greensboro, NC
• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,557
• Household income: $57,917
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1047.0

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 0.65)
• Race & ethnicity: White 52% Black 25% Hispanic / Latino 14% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -215.63%
• Current HPI: 222.3145
• Rent YoY: ▲ 2.75%
• 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

+245.7% since first listed

6 events — show timeline

• 2026-05-15 Pending — Triad MLS
• 2026-04-30 Contingent — Triad MLS
• 2026-04-15 Listed $159,000 Triad MLS
• 2013-10-17 Sold (Public Records) $60,000 Public Records
• 1997-09-01 Sold (Public Records) $63,000 Public Records
• 1991-09-01 Sold (Public Records) $46,000 Public Records

Property tax history

-35.4%/yr

Latest (2023): $18 · -84.9% YoY. Source: county tax records.