1 Dillingham Pl · Greensboro, NC 27455

$259,500

2 bd · 3.0 ba · 2,020 sqft · Townhouse public records · 21 Days on market

Built 2007 1,742 sqft lot Est $345k · 25% under $178/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• $178 HOA
• 2 garage spots
• Built 2007

Property features AI

Finance

• Other: No pool; No guest house; Lot approximately 0.04 acre; Directions: Pisgah Church to Ackland Dr; home is first on right with side entry
• HOA & community: Association: High Point; Association fee approximately $178.70/month; Subdivision: Willoughby Crest

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public sewer; Electric water heater
• Home design: Townhouse; Stick/site built construction; Three or more levels; Built in 2007; One living room fireplace
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Public water; Public maintained road

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Multiple bedrooms across upper levels (rooms on third level)
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central air; Heat pump; Electric heating; Propane heating
• Interior features: Ceiling fans; Pantry; Separate shower
• Laundry & utility: Washer hookup; Dryer connection; Laundry room on third level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (21.8% below list).
• Recommended offer: $203k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Market conditions: Rents rising (+1.7%/yr); 214 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

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 $202,906 (21.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $345,420
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Dunlevy Way	0.06mi	3/3.5 (+1)	2,078 (+3%)	7mo	$260,000	$125	80
12 Park Village Ln Unit F	0.22mi	3/3.0 (+1)	1,811 (-10%)	5mo	$225,000	$124	63
3 Stardust Trl	0.71mi	3/2.5 (+1)	1,857 (-8%)	12mo	$304,000	$164	36
4112 Baylor St	0.71mi	3/2.5 (+1)	1,742 (-14%)	4mo	$269,800	$155	33
700 Whitfield Dr	0.75mi	3/2.5 (+1)	1,792 (-11%)	12mo	$317,000	$177	30
4 Stardust Trl	0.74mi	3/2.5 (+1)	1,799 (-11%)	20mo	$308,000	$171	23
17 Saltford Ln Unit 15B	0.71mi	3/2.5 (+1)	1,762 (-13%)	22mo	$309,500	$176	21
2 Saltford Ln Unit 31B	0.75mi	3/2.5 (+1)	1,762 (-13%)	21mo	$309,500	$176	19
16 Saltford Ln Unit 24B	0.72mi	3/2.5 (+1)	1,762 (-13%)	23mo	$294,500	$167	19
7 Saltford Ln Unit 11B	0.72mi	3/2.5 (+1)	1,762 (-13%)	23mo	$315,500	$179	19

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.17×
• Total profit: $-60,182
• Equity at exit: $38,692

10-year hold

• IRR: -24.4%
• Equity multiple: -0.14×
• Total profit: $-82,572
• Equity at exit: $22,437

Cash invested: $72,660 (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 27455

• Rents YoY: 1.7%
• Active inventory: 214
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$108
• HOA: −$178
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-245

Break-even live

Break-even rent $2,339

Max offer price $216,187

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Ackland Dr Greensboro, NC	3.0	3.5	2313	$1,995	$0.86	23d	1	0.04mi
2 Park Village Ct Unit E Greensboro, NC	3.0	2.5	1966	$2,200	$1.12	23d	1	0.27mi
17 Abelia Ct Greensboro, NC	3.0	2.5	1416	$1,837	$1.30	14d	1	0.60mi
2 Saltford Ln Unit 1471182P Greensboro, NC	3.0	2.5	1689	$3,539	$2.10	14d	1	0.73mi
309-G Pisgah Church Rd Greensboro, NC	1.0–2.0	1.0–2.0	1143	$2,481	$2.17	14d	10	0.94mi
101 Shore Lake Dr Greensboro, NC	1.0–3.0	1.0–2.0	1188	$1,600	$1.35	23d	11	1.25mi
8 Indigo Cv Unit 1 Greensboro, NC	3.0	2.0	1585	$2,500	$1.58	23d	1	1.36mi
1502 Lafayette Ct Greensboro, NC	3.0	2.0	1534	$2,100	$1.37	14d	1	1.41mi
2213 W Cone Blvd Greensboro, NC	3.0	1.5	1504	$1,765	$1.17	14d	1	1.44mi
2509 Patriot Way Greensboro, NC	3.0	2.5	1998	$1,500	$0.75	23d	1	1.47mi

HOA detail

• Monthly dues: $178 · $2,136/yr

Listing history 8 events

1. 2026-06-07
   statusdays on market $259,500 Pending 21 DOM
2. 2026-06-03
   days on market $259,500 Due Diligence Period 20 DOM
3. 2026-06-02
   days on market $259,500 Due Diligence Period 19 DOM
4. 2026-06-01
   days on market $259,500 Due Diligence Period 18 DOM
5. 2026-05-31
   days on market $259,500 Due Diligence Period 17 DOM
6. 2026-05-31
   days on market $259,500 Due Diligence Period 16 DOM
7. 2026-05-22
   historical Due Diligence Period
8. 2026-05-14
   listed $259,500 Active

ⓘ 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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $24,349
• − Mortgage interest: −$14,536
• − Property taxes: −$2,414
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$2,136
• − Depreciation: −$7,549
• Taxable loss: −$7,480
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $-1,147/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): 29,302
• Household income: $94,349
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 644.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Asian 5% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Arabic 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: ▼ -139.85%
• Current HPI: 208.9563
• Rent YoY: ▲ 1.72%
• 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

2 events — show timeline

• 2026-05-22 Contingent — Triad MLS
• 2026-05-14 Listed $259,500 Triad MLS

Property tax history

+3.0%/yr

Latest (2025): $2,414 · -1.0% YoY. Source: county tax records.