148 Briarwood Ln · Advance, NC 27006

$319,000

4 bd · 3.0 ba · 2,438 sqft · Townhouse · 129 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $131/sqft · 10% below area Est $354k · 10% under $180/mo HOA · 8% 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 +11.9/15.0
• Schools +6.2/10.0
• Cash flow +5.4/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Linville's stunning layout features a spacious guest suite with an adjoining full bath and walk-in shower on the main level! Upstairs, retreat to the luxurious primary suite showcasing a generously sized walk-in closet and spa-inspired bath-your private oasis for relaxation! Additional highlights of the home include a versatile loft area for flexible living space, an open-concept kitchen and dining area ideal for entertaining, ample closet and storage areas and an attached 2 car garage. Located just minutes from Tanglewood Park and Bermuda Run Country Club, Lybrook Village combines modern living with access to some of the area's most popular recreational and social amenities. Discover the perfect blend of comfort and lifestyle today! Convenient to I-40 for easy commute to Winston Salem and Greensboro/High Point areas! Photos are representational.

Key facts

• Walk-in closet
• Primary suite
• Spa-inspired bath

Tags

• GUEST SUITE
• FULL BATH
• WALK-IN SHOWER
• PRIMARY SUITE
• WALK-IN CLOSET
• SPA-INSPIRED BATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (33.0% below list).
• Recommended offer: $214k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.5% in Advance — 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 67/100 on livability (#215 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shady Grove Elementary (math 66% / reading 73%, grade A-, #95 of 1,410 statewide, top 7%, 514 students, 23% FRL); William Ellis Middle (math 48% / reading 59%, grade C+, #87 of 475 statewide, top 19%, 452 students, 31% FRL); Davie County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 1,770 students, 42% FRL).
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 250 units permitted in Davie County in 2024 (65 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 $10k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,828 (33.0% 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 129 days. Have you received any prior offers? Is the seller open to a 33% 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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.34%
• DSCR: 0.58
• GRM: 12.4

CMA / ARV

• ARV (median comp): $353,500
• List price: $319,000
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Briarwood Ln	0.02mi	4/3.0	2,438 (0%)	0mo	$338,000	$139	99
151 Briarwood Ln	0.02mi	4/3.0	2,438 (0%)	0mo	$329,000	$135	99
135 Briarwood Ln	0.02mi	4/3.0	2,438 (0%)	1mo	$329,000	$135	98
131 Briarwood Ln	0.02mi	4/3.0	2,438 (0%)	5mo	$361,000	$148	95
112 Lemongrass Ln	0.19mi	4/3.0	2,438 (0%)	3mo	$358,000	$147	89
108 Lemongrass Ln	0.18mi	4/3.0	2,438 (0%)	3mo	$361,500	$148	89
145 Briarwood Ln	0.00mi	4/2.5	2,240 (-8%)	2mo	$353,000	$158	83
153 Briarwood Ln	0.00mi	4/2.5	2,240 (-8%)	2mo	$361,500	$161	83
139 Briarwood Ln	0.01mi	4/2.5	2,240 (-8%)	2mo	$354,000	$158	82
129 Briarwood Ln	0.02mi	4/2.5	2,240 (-8%)	3mo	$375,000	$167	81
120 Lemongrass Ln	0.04mi	4/2.5	2,240 (-8%)	3mo	$359,000	$160	80
127 Warwicke Pl	0.69mi	3/2.0 (-1)	2,283 (-6%)	0mo	$465,000	$204	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.9%
• Equity multiple: -0.07×
• Total profit: $-95,833
• Equity at exit: $47,564

10-year hold

• IRR: -38.9%
• Equity multiple: -0.57×
• Total profit: $-139,891
• Equity at exit: $27,581

Cash invested: $89,320 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 16 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $327,990 ($142/sqft)
• Median days on market: 129 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27006

• Home prices YoY: -32.4%
• Active inventory: 222
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$180
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-695

Break-even live

Break-even rent $3,018

Max offer price $218,390

Occupancy floor —

Sensitivity live

Price	-10% $-475	-5% $-585	+0% $-695	+5% $-806	+10% $-916
Rent	-10% $-864	-5% $-780	+0% $-695	+5% $-611	+10% $-526
Rate	-1.0pp $-535	-0.5pp $-614	base $-695	+0.5pp $-778	+1.0pp $-862

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: $79,750
• Closing costs: $9,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Span Ln Advance, NC	3.0	2.5	1648	$1,725	$1.05	110d	1	0.40mi

Property features AI

Finance

• Other: Private maintained road
• HOA & community: HOA with monthly fee ($180/month)Subdivision: Lybrook VillageAssociation: Greensboro

Exterior

• Parking: Attached front‑load garage (2 car)DrivewayGarage door opener
• Security: Smoke detector(s)Deadbolt(s)
• Utilities: Public waterPublic sewerElectric water heaterNatural gas available
• Home design: Residential townhouseStick/site built constructionNew construction (2026)Two levelsNew / built as new
• Construction: Cement siding and stone exteriorSlab foundation
• Exterior features: Community poolCleared lotPool house (other structure)

Interior

• Kitchen: MicrowaveDishwasherDisposalGas cooktopFree‑standing rangeSolid surface countersKitchen islandPantry
• Bedrooms: Bedroom on Main (approx. 11ft 8in x 11ft 8in)Bedrooms on Second level (approx. 12ft 10in x 11ft 8in; 20ft 2in x 14ft 4in; 13ft 0in x 13ft 2in)
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airForced air heatingZoned heatingNatural gas heat
• Interior features: Pulldown attic stairsDeadbolt(s)Soaking tubKitchen islandPantrySeparate showerSolid surface counters
• Laundry & utility: Laundry room with washer hookup and dryer connectionElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $319,000 Active 129 DOM
2. 2026-09-23
   days on market $319,000 Active 128 DOM
3. 2026-09-22
   days on market $319,000 Active 127 DOM
4. 2026-09-21
   days on market $319,000 Active 126 DOM
5. 2026-09-20
   days on market $319,000 Active 125 DOM
6. 2026-09-19
   days on market $319,000 Active 124 DOM
7. 2026-09-18
   days on market $319,000 Active 123 DOM
8. 2026-09-17
   days on market $319,000 Active 122 DOM
9. 2026-09-16
   days on market $319,000 Active 121 DOM
10. 2026-09-15
    days on market $319,000 Active 120 DOM
11. 2026-09-14
    days on market $319,000 Active 119 DOM
12. 2026-09-13
    days on market $319,000 Active 118 DOM
13. 2026-09-12
    days on market $319,000 Active 117 DOM
14. 2026-09-11
    days on market $319,000 Active 116 DOM
15. 2026-09-05
    days on market $319,000 Active 110 DOM
16. 2026-09-04
    days on market $319,000 Active 109 DOM
17. 2026-09-03
    days on market $319,000 Active 108 DOM
18. 2026-08-31
    days on market $319,000 Active 105 DOM
19. 2026-08-30
    days on market $319,000 Active 104 DOM
20. 2026-08-29
    days on market $319,000 Active 103 DOM
21. 2026-08-28
    days on market $319,000 Active 102 DOM
22. 2026-08-27
    days on market $319,000 Active 101 DOM
23. 2026-08-26
    days on market $319,000 Active 100 DOM
24. 2026-08-25
    days on market $319,000 Active 99 DOM
25. 2026-08-24
    days on market $319,000 Active 98 DOM
26. 2026-08-23
    days on market $319,000 Active 97 DOM
27. 2026-08-22
    days on market $319,000 Active 96 DOM
28. 2026-08-21
    days on market $319,000 Active 95 DOM
29. 2026-08-20
    price $319,000 Active 94 DOM
30. 2026-08-20
    days on market $329,000 Active 94 DOM
31. 2026-08-19
    days on market $329,000 Active 93 DOM
32. 2026-08-18
    days on market $329,000 Active 92 DOM
33. 2026-08-17
    days on market $329,000 Active 91 DOM
34. 2026-08-16
    days on market $329,000 Active 90 DOM
35. 2026-08-15
    days on market $329,000 Active 89 DOM
36. 2026-08-14
    days on market $329,000 Active 88 DOM
37. 2026-08-13
    days on market $329,000 Active 87 DOM
38. 2026-08-12
    days on market $329,000 Active 86 DOM
39. 2026-08-11
    days on market $329,000 Active 85 DOM
40. 2026-08-10
    days on market $329,000 Active 84 DOM
41. 2026-08-09
    days on market $329,000 Active 83 DOM
42. 2026-08-08
    days on market $329,000 Active 82 DOM
43. 2026-08-07
    days on market $329,000 Active 81 DOM
44. 2026-08-06
    days on market $329,000 Active 80 DOM
45. 2026-08-05
    days on market $329,000 Active 79 DOM
46. 2026-08-04
    days on market $329,000 Active 78 DOM
47. 2026-08-03
    days on market $329,000 Active 77 DOM
48. 2026-07-31
    days on market $329,000 Active 74 DOM
49. 2026-07-30
    days on market $329,000 Active 73 DOM
50. 2026-07-29
    days on market $329,000 Active 72 DOM

ⓘ 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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $25,659
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$2,160
• − Depreciation: −$9,280
• Taxable loss: −$14,135
• Est. tax savings @ 24.0%: +$3,392
• After-tax cash flow: $-4,951/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would be a great investment for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Shady Grove Elementary A- NC #95/1,410 Nat'l #3,487/41,679 Middle William Ellis Middle C+ NC #87/475 Nat'l #2,785/14,009 High Davie County High B- NC #184/535 Nat'l #3,220/17,239

Schools (NCES district)

• District: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

C Composite livability gradescore 67/100

Livability — Advance

• Score: 67/100
• State rank: #215
• US rank: #10250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,613 people
• City population: 16,247
• Metro: Winston-Salem, NC
• Population (ZIP): 16,247
• Household income: $96,580
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 12% of renters

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Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 3% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Slovak 4% Serbian 3% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.92%
• Current HPI: 179.445
• Rent YoY: —
• Metro: Winston-Salem, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Private maintained road
• HOA & community: HOA with monthly fee ($180/month)Subdivision: Lybrook VillageAssociation: Greensboro

Exterior

• Parking: Attached front‑load garage (2 car)DrivewayGarage door opener
• Security: Smoke detector(s)Deadbolt(s)
• Utilities: Public waterPublic sewerElectric water heaterNatural gas available
• Home design: Residential townhouseStick/site built constructionNew construction (2026)Two levelsNew / built as new
• Construction: Cement siding and stone exteriorSlab foundation
• Exterior features: Community poolCleared lotPool house (other structure)

Interior

• Kitchen: MicrowaveDishwasherDisposalGas cooktopFree‑standing rangeSolid surface countersKitchen islandPantry
• Bedrooms: Bedroom on Main (approx. 11ft 8in x 11ft 8in)Bedrooms on Second level (approx. 12ft 10in x 11ft 8in; 20ft 2in x 14ft 4in; 13ft 0in x 13ft 2in)
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airForced air heatingZoned heatingNatural gas heat
• Interior features: Pulldown attic stairsDeadbolt(s)Soaking tubKitchen islandPantrySeparate showerSolid surface counters
• Laundry & utility: Laundry room with washer hookup and dryer connectionElectric water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $369,275 Zillow
• 2026-05-18 Listed $369,275 Triad MLS