5735 Bramblegate Rd Unit E · Greensboro, NC 27409

$154,000

2 bd · 2.5 ba · 1,054 sqft · Condo public records · 39 Days on market

Built 1975 $256/mo HOA · 18% 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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2.5 bathroom updated condo in the sought after Bramblegate Community. On the main level you will find a large living room, dining room, kitchen, 3rd bedroom/walk-in closet, half bathroom, laundry room and new vinyl flooring throughout. The kitchen has been tastefully updated with light 42" cabinets, granite counters, SS microwave and decorative backsplash. All kitchen appliances convey. The second level offers a spacious Primary en-suite bedroom with walk-in closet and a 2nd bedroom with adjacent full bathroom and double closets. The bathrooms have been updated with granite counters, backsplash and LVP flooring. Lots of storage throughout the home. Patio with privac

Key facts

• Updated condo
• Large closets
• Large living room

Tags

• UPDATED CONDO
• LARGE LIVING ROOM
• DECORATIVE BACKSPLASH
• KITCHEN APPLIANCES CONVEY
• EN-SUITE BEDROOMS
• LARGE CLOSETS

Property features AI

Finance

• Other: Private maintained road
• Financial info: Property taxes listed (amount omitted)
• HOA & community: Part of Bramblegate Condos; Monthly association fee; Association fee: $256 monthly; Association: Greensboro

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Electric water heater
• Home design: Condominium; Stick/site built; Two levels; Built in 1975; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Privacy fencing; Fenced yard; Community pool; Public water

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Free-standing range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Central air; Wall unit(s) for cooling
• Interior features: Built-in features; Solid surface counters; No basement
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $154k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.0% below list).
• Recommended offer: $135k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Florence Elementary (math 59% / reading 51%, grade C, #299 of 1,410 statewide, top 21%, 633 students, 55% FRL); Southwest Guilford Middle (math 35% / reading 51%, grade D-, #191 of 475 statewide, top 41%, 1,101 students, 55% FRL); Southwest Guilford High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,662 students, 51% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 77 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $154k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,706 (12.5% 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 39 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.91% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-34,303
• Equity at exit: $22,962

10-year hold

• IRR: -25.2%
• Equity multiple: -0.12×
• Total profit: $-48,281
• Equity at exit: $13,315

Cash invested: $43,120 (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 27409

• Home prices YoY: -15.3%
• Rents YoY: 1.2%
• Active inventory: 77
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$808
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$64
• HOA: −$256
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-109

Break-even live

Break-even rent $1,539

Max offer price $134,706

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-66	+0% $-109	+5% $-153	+10% $-196
Rent	-10% $-220	-5% $-165	+0% $-109	+5% $-54	+10% $1
Rate	-1.0pp $-32	-0.5pp $-70	base $-109	+0.5pp $-149	+1.0pp $-190

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5735 Bramblegate Rd Unit 5735-G Greensboro, NC	2.0	2.5	1152	$1,500	$1.30	16d	1	0.02mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	25d	1	0.08mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	20d	1	0.08mi
5661 Hornaday Rd Unit G Greensboro, NC	2.0	1.0	836	$1,195	$1.43	25d	1	0.10mi
800 Folly Ct Greensboro, NC	3.0	2.0	1248	$1,650	$1.32	25d	1	0.12mi
5814 Battery Dr Greensboro, NC	2.0	2.5	1368	$1,375	$1.01	25d	1	0.14mi
5637 Hornaday Rd Unit A Greensboro, NC	2.0	1.0	836	$1,295	$1.55	16d	1	0.14mi
5715 Bramblegate Rd Greensboro, NC	2.0	2.5	1054	$1,245	$1.18	25d	1	0.15mi
5701 Battery Dr Greensboro, NC	2.0	2.0	1250	$1,400	$1.12	20d	1	0.18mi
1402 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1047	$1,562	$1.49	20d	13	0.98mi
6227 Nile Pl Greensboro, NC	1.0–2.0	1.0–2.0	831	$1,365	$1.64	22d	38	1.04mi
407 Guilford College Rd Greensboro, NC	1.0–2.0	1.0–2.0	865	$1,284	$1.48	16d	6	1.04mi
405 Tullow Trl Greensboro, NC	1.0–3.0	1.0–2.0	1174	$1,628	$1.39	16d	10	1.07mi
4750 Piedmont Pkwy Unit 405 Jamestown, NC	2.0	2.5	1359	$1,845	$1.36	25d	1	1.07mi
4750 Piedmont Pkwy Unit 207 Jamestown, NC	2.0	2.5	1461	$1,870	$1.28	25d	1	1.07mi
4750 Piedmont Pkwy Unit 214 Jamestown, NC	1.0	1.0	974	$1,445	$1.48	25d	1	1.07mi
310 Bridford Downs Dr Greensboro, NC	2.0	2.5	1360	$2,500	$1.84	25d	1	1.29mi
1521 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1120	$1,513	$1.35	16d	31	1.41mi
4480 Platinum Dr Unit 4415-2A Greensboro, NC	1.0	1.5	834	$1,225	$1.47	25d	1	1.42mi
4480 Platinum Dr Unit 3868-2A Greensboro, NC	2.0	2.0	1295	$1,470	$1.14	25d	1	1.42mi
4480 Platinum Dr Unit 3859-2D Greensboro, NC	3.0	2.0	1417	$1,600	$1.13	25d	1	1.42mi
4480 Platinum Dr Unit 4428-2B Greensboro, NC	1.0	1.5	883	$1,250	$1.42	25d	1	1.42mi
4480 Platinum Dr Unit 4450-1C Greensboro, NC	2.0	2.0	1123	$1,420	$1.26	25d	1	1.42mi
5269 Hilltop Rd Greensboro, NC	1.0–3.0	1.0–2.0	1014	$1,346	$1.33	16d	28	1.44mi
4227 Edith Ln Unit A Greensboro, NC	2.0	1.0	938	$1,500	$1.60	16d	1	1.45mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $154,000 Active 39 DOM
2. 2026-06-18
   days on market $154,000 Active 36 DOM
3. 2026-06-17
   days on market $154,000 Active 35 DOM
4. 2026-06-16
   days on market $154,000 Active 34 DOM
5. 2026-06-15
   days on market $154,000 Active 33 DOM
6. 2026-06-14
   days on market $154,000 Active 31 DOM
7. 2026-06-10
   pricedays on market $154,000 Active 28 DOM
8. 2026-06-09
   days on market $159,900 Active 27 DOM
9. 2026-06-08
   days on market $159,900 Active 26 DOM
10. 2026-06-07
    days on market $159,900 Active 25 DOM
11. 2026-06-03
    days on market $159,900 Active 21 DOM
12. 2026-06-02
    days on market $159,900 Active 20 DOM
13. 2026-06-01
    days on market $159,900 Active 19 DOM
14. 2026-05-31
    days on market $159,900 Active 18 DOM
15. 2026-05-31
    days on market $159,900 Active 17 DOM
16. 2026-05-11
    listed $159,900 Active
17. 1978-06-01
    soldstatus $30,000
18. 1976-06-01
    soldstatus $28,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$202/yr (+$17/mo · 19.0%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,815
• − Mortgage interest: −$8,626
• − Property taxes: −$1,061
• − Insurance: −$770
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$3,072
• − Depreciation: −$4,480
• Taxable loss: −$3,885
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $-378/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): 17,551
• Household income: $60,281
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 1396.0

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 0.66)
• Race & ethnicity: Black 41% White 40% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 2% Romanian 1% Slovak 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -42.18%
• Current HPI: 232.6805
• Rent YoY: ▲ 1.19%
• 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

+471.1% since first listed

3 events — show timeline

• 2026-05-11 Listed $159,900 Triad MLS
• 1978-06-01 Sold (Public Records) $30,000 Public Records
• 1976-06-01 Sold (Public Records) $28,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,061 · -1.0% YoY. Source: county tax records.