5005 Bass Chapel Rd Unit 1 C · Greensboro, NC 27455

$175,000

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 298 Days on market

Built 2001 $360/mo HOA · 19% of rent

---

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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal location on main level. New HVAC in last two years. Separate Den and Living Room. Great storage. Neighborhood amenities include pool, clubhouse, walking trails, 3-hole par 3 putting green. Convenient to shopping and restaurants.

Key facts

• $360 HOA
• Pool
• Built 2001

Property features AI

Finance

• Other: Located in The Gables subdivision
• HOA & community: Association: The Gables (Priestly Management); Monthly association fee of $360

Exterior

• Parking: Assigned parking; Deck parking; Paved parking
• Security: Security system; Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Residential condominium (stick/site built); One story; Built in 2001; Existing structure
• Construction: Brick and vinyl siding exterior; Slab foundation; One level
• Exterior features: Indoor pool; Intercom system; No fencing; City lot

Interior

• Kitchen: Microwave; Range
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Fireplace heating (living room with gas log); Heating fuel: Electric and other (see remarks)
• Interior features: Primary bedroom on main level; No attic access; Ceiling fans; Deadbolt locks; Pantry; Separate shower
• Laundry & utility: Washer hookup; Dryer connection on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.7% 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: Jesse Wharton Elem (math 69% / reading 67%, grade B+, #114 of 1,410 statewide, top 8%, 555 students, 38% FRL); Mendenhall Middle (math 38% / reading 44%, grade F, #209 of 475 statewide, top 45%, 624 students, 62% FRL); Page High (math 42% / reading 52%, grade D-, #334 of 535 statewide, top 64%, 1,744 students, 56% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 218 active listings in the ZIP; 17 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 $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 298 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $60k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $175k implies a 58% 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 $154,000 (12.0% 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 298 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-34,265
• Equity at exit: $26,093

10-year hold

• IRR: -17.2%
• Equity multiple: 0.12×
• Total profit: $-43,257
• Equity at exit: $15,131

Cash invested: $49,000 (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: 218
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$918
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$73
• HOA: −$360
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-59

Break-even live

Break-even rent $1,945

Max offer price $164,574

Occupancy floor 98%

Sensitivity live

Price	-10% $40	-5% $-9	+0% $-59	+5% $-109	+10% $-158
Rent	-10% $-207	-5% $-133	+0% $-59	+5% $15	+10% $89
Rate	-1.0pp $29	-0.5pp $-15	base $-59	+0.5pp $-104	+1.0pp $-150

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Shore Lake Dr Greensboro, NC	1.0–3.0	1.0–2.0	1188	$1,600	$1.35	25d	11	0.21mi
8 Indigo Cv Unit 1 Greensboro, NC	3.0	2.0	1585	$2,500	$1.58	25d	1	0.23mi
17 Abelia Ct Greensboro, NC	3.0	2.5	1416	$1,837	$1.30	16d	1	0.89mi
4 Rhododendron Dr Greensboro, NC	2.0	2.5	1330	$1,650	$1.24	25d	1	0.94mi
2 Saltford Ln Unit 1471182P Greensboro, NC	3.0	2.5	1689	$3,539	$2.10	16d	1	1.04mi
5403 Amberhill Dr Greensboro, NC	3.0	2.0	1714	$2,025	$1.18	23d	1	1.15mi
4704 Lawndale Dr Unit 4704B Greensboro, NC	2.0	1.5	1151	$1,550	$1.35	20d	1	1.17mi
123 Arcaro Dr Greensboro, NC	3.0	2.0	1328	$1,675	$1.26	25d	1	1.27mi
154 Wesley Harris Cir Greensboro, NC	2.0	2.0	1132	$1,675	$1.48	25d	1	1.30mi
2910 Renegade Way Greensboro, NC	1.0–3.0	1.0–2.0	1028	$1,699	$1.65	16d	213	1.34mi
4408 N Church St Greensboro, NC	1.0–2.0	1.0–2.0	978	$1,670	$1.71	16d	5	1.39mi
3211 Regents Park Ln Unit D Greensboro, NC	2.0	1.5	1222	$1,500	$1.23	25d	1	1.39mi
4625 Lawndale Dr Greensboro, NC	2.0	2.5	1138	$1,600	$1.41	25d	1	1.45mi
4635 Lawndale Dr Unit A Greensboro, NC	3.0	2.5	1200	$1,750	$1.46	20d	1	1.45mi
202 Kinnley Ct Greensboro, NC	3.0	2.5	1784	$1,950	$1.09	25d	1	1.45mi
309-G Pisgah Church Rd Greensboro, NC	1.0–2.0	1.0–2.0	1143	$2,481	$2.17	16d	10	1.48mi
3020 Cottage Pl Greensboro, NC	1.0–2.0	1.0–2.0	900	$1,399	$1.55	16d	10	1.49mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-08
   status Active
2. 2026-05-07
   historical
3. 2026-05-06
   status Active
4. 2026-05-01
   historical
5. 2025-10-16
   price $175,000
6. 2025-09-20
   price $200,000
7. 2025-07-28
   listed $235,000 Active
8. 2025-07-28
   historical $235,000
9. 2016-07-26
   soldstatus $111,000
10. 2016-07-25
    soldstatus $111,000 Sold 234-char remark

    Show marketing remark (234 chars)

    Ideal location on main level. New HVAC in last two years. Separate Den and Living Room. Great storage. Neighborhood amenities include pool, clubhouse, walking trails, 3-hole par 3 putting green. Convenient to shopping and restaurants.

11. 2016-06-01
    status Due Diligence Period 234-char remark

    Show marketing remark (234 chars)

    Ideal location on main level. New HVAC in last two years. Separate Den and Living Room. Great storage. Neighborhood amenities include pool, clubhouse, walking trails, 3-hole par 3 putting green. Convenient to shopping and restaurants.

12. 2016-03-25
    listed $115,000 Active 234-char remark

    Show marketing remark (234 chars)

    Ideal location on main level. New HVAC in last two years. Separate Den and Living Room. Great storage. Neighborhood amenities include pool, clubhouse, walking trails, 3-hole par 3 putting green. Convenient to shopping and restaurants.

13. 2003-06-13
    soldstatus $116,500

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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: $22,440
• − Mortgage interest: −$9,803
• − Property taxes: −$2,228
• − Insurance: −$875
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$4,320
• − Depreciation: −$5,091
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $124/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

+50.2% since first listed

13 events — show timeline

• 2026-05-08 Relisted — Triad MLS
• 2026-05-07 Delisted — Triad MLS
• 2026-05-06 Relisted — Triad MLS
• 2026-05-01 Delisted — Triad MLS
• 2025-10-16 Price Changed $175,000 Triad MLS
• 2025-09-20 Price Changed $200,000 Triad MLS
• 2025-07-28 Listed $235,000 Triad MLS
• 2025-07-28 Coming Soon $235,000 Triad MLS
• 2016-07-26 Sold (Public Records) $111,000 Public Records
• 2016-07-25 Sold (MLS) $111,000 Triad MLS
• 2016-06-01 Pending — Triad MLS
• 2016-03-25 Listed $115,000 Triad MLS
• 2003-06-13 Sold (Public Records) $116,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,228 · -1.0% YoY. Source: county tax records.