1116 Brooksridge Way · Whitsett, NC 27377

$240,500

3 bd · 3.5 ba · 1,604 sqft · Townhouse · 81 Days on market

Built 2026 1,742 sqft lot Est $239k · at est. $240/mo HOA · 12% of rent

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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 +7.4/30.0
• ARV discount +7.2/15.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

New construction. 1,605 sq ft. 3 bed, 3 bath townhouse in Whitsett, NC — modern, affordable living with smart design and quality finishes. Open-concept main level with bright living area and a contemporary kitchen featuring quartz counters and stainless appliances. Spacious primary suite, two additional bedrooms, and convenient full baths on each level for privacy and flexibility. Low-maintenance exterior, energy-efficient systems, and easy access to local shops, parks, and major commuter routes. Ideal for first-time buyers or investors. Schedule a tour today. $3,500 towards closing cost paid by Seller.

Key facts

• New construction
• Walk-in closet
• Granite countertops

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT MAIN LEVEL
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Publicly maintained road
• Financial info: No investor or multifamily income/expense details provided
• HOA & community: Located in the Ridge Creek subdivision; HOA membership required (Winston-Salem association); HOA fee $240 per month

Exterior

• Parking: Attached garage with 1 garage space; Driveway; Paved access; Garage door opener
• Security: Smoke detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Residential townhouse; Stick/site-built construction; New construction (2026); Two levels; Entry facing information not provided
• Construction: Vinyl siding; Slab foundation; Built in 2026
• Exterior features: Exterior lighting; Community pool; Cleared lot

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Ceiling fans; Deadbolt locks; Smoke detectors
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (16.1% below list).
• Recommended offer: $196k (18.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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 (+4.0%/yr); 102 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $195,830 (18.6% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $238,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Brooksridge Way	0.04mi	3/2.5	1,605 (+0%)	8mo	$245,000	$153	87
1200 Glory Vine Rd	0.15mi	3/2.5	1,600 (-0%)	14mo	$215,000	$134	77
1163 Brooksridge Way	0.10mi	3/2.5	1,548 (-4%)	13mo	$219,900	$142	74
6305 Hibiscus Ct	0.33mi	3/3.5	1,650 (+3%)	8mo	$230,000	$139	73
1136 Rose Petal Way	0.09mi	3/2.5	1,512 (-6%)	13mo	$225,000	$149	72
1104 Brooksridge Way	0.04mi	3/2.0	1,753 (+9%)	6mo	$257,500	$147	72
6455 Coral Vine Way	0.06mi	3/3.0	1,732 (+8%)	15mo	$216,000	$125	69
1127 Oak Blossom Way	0.18mi	2/2.5 (-1)	1,385 (-14%)	3mo	$196,000	$142	57
1161 Brooksridge Way	0.11mi	2/2.5 (-1)	1,400 (-13%)	13mo	$210,800	$151	54
6531 Knob Creek Dr	0.72mi	3/2.0	1,669 (+4%)	4mo	$324,900	$195	51
6544 Knob Creek Dr	0.71mi	3/2.0	1,668 (+4%)	13mo	$322,000	$193	44
6540 Knob Creek Dr	0.71mi	3/2.0	1,650 (+3%)	18mo	$326,999	$198	41

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

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.81×
• Total profit: $-12,751
• Equity at exit: $82,301

10-year hold

• IRR: 2.2%
• Equity multiple: 1.27×
• Total profit: $18,277
• Equity at exit: $109,524

Cash invested: $67,340 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,261
• Tax est. 1.5%: −$301 /mo · $3,608/yr
• Insurance: −$100
• HOA: −$240
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-309

Break-even live

Break-even rent $2,408

Max offer price $195,830

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-226	+0% $-309	+5% $-392	+10% $-475
Rent	-10% $-468	-5% $-388	+0% $-309	+5% $-229	+10% $-149
Rate	-1.0pp $-188	-0.5pp $-248	base $-309	+0.5pp $-371	+1.0pp $-434

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: $60,125
• Closing costs: $7,215
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	24d	1	0.06mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	24d	1	0.06mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	15d	18	0.47mi
6850 Keeneland Dr Whitsett, NC	4.0	2.5	2196	$2,010	$0.92	22d	1	0.62mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	15d	80	0.85mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	20d	1	1.03mi
676 Affirmed Dr Whitsett, NC	3.0	2.5	1951	$1,955	$1.00	22d	1	1.08mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	24d	1	1.19mi
6700 Olivia Way Whitsett, NC	4.0	2.5	2231	$1,949	$0.87	24d	1	1.22mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 21 events

1. 2026-06-18
   days on market $240,500 Active 81 DOM
2. 2026-06-17
   days on market $240,500 Active 80 DOM
3. 2026-06-16
   days on market $240,500 Active 79 DOM
4. 2026-06-15
   days on market $240,500 Active 78 DOM
5. 2026-06-14
   days on market $240,500 Active 76 DOM
6. 2026-06-10
   days on market $240,500 Active 73 DOM
7. 2026-06-09
   days on market $240,500 Active 72 DOM
8. 2026-06-08
   days on market $240,500 Active 71 DOM
9. 2026-06-07
   pricedays on market $240,500 Active 70 DOM
10. 2026-06-03
    days on market $242,500 Active 66 DOM
11. 2026-06-02
    days on market $242,500 Active 65 DOM
12. 2026-06-01
    days on market $242,500 Active 64 DOM
13. 2026-05-31
    days on market $242,500 Active 63 DOM
14. 2026-05-31
    days on market $242,500 Active 62 DOM
15. 2026-05-09
    price $242,500
16. 2026-04-21
    price $244,900
17. 2026-04-17
    price $249,900
18. 2026-04-09
    price $252,900
19. 2026-03-29
    listed $257,900 Active
20. 2018-12-27
    historical
21. 2018-05-16
    listed $117,990

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,203
• − Mortgage interest: −$13,472
• − Property taxes: −$3,608
• − Insurance: −$1,202
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$2,880
• − Depreciation: −$6,996
• Taxable loss: −$7,828
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $-1,826/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 — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 10,885
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

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 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% 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: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• 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

+105.5% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $242,500 Triad MLS
• 2026-04-21 Price Changed $244,900 Triad MLS
• 2026-04-17 Price Changed $249,900 Triad MLS
• 2026-04-09 Price Changed $252,900 Triad MLS
• 2026-03-29 Listed $257,900 Triad MLS
• 2018-12-27 Listing Removed — TMLS
• 2018-05-16 Listed $117,990 TMLS