6886 Derby Run Dr · Whitsett, NC 27377

$209,900

3 bd · 2.5 ba · 1,318 sqft · Townhouse public records · 42 Days on market

Built 2005 1,306 sqft lot Est $208k · at est. $227/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +7.1/15.0
• DSCR +5.6/10.0
• Appreciation +5.5/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 2.5-bath home offers the perfect blend of comfort, convenience, and major peace of mind with a brand new roof and HVAC system (2025). Inside, you’ll find a bright and functional layout. The main level flows seamlessly from the living area into the kitchen, offering great space to gather. Upstairs, the spacious primary suite provides its own bath with garden tub and vanity area. There are two additional bedrooms and full bath. Living in Brightwood Farm means you’ll have access to community amenities including a pool, tennis courts, and fitness center. Conveniently located with easy access to Greensboro, Burlington, and major highways, this home delivers both locat

Key facts

• Fitness center
• Brand new roof
• Community amenities

Tags

• BRAND NEW ROOF
• HVAC SYSTEM
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Private maintained road
• HOA & community: Homeowners association (Brightwood Farm/Greensboro) with monthly fee; Monthly association fee of $227

Exterior

• Parking: Driveway parking; Lighted parking areas; No garage
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Natural gas for heating and water heater; Electric service
• Home design: Townhouse; Two levels; Built in 2005; Stick/site built construction
• Construction: Brick and vinyl siding exterior; Slab foundation; Shingles (typical residential roof - existing structure)
• Exterior features: Garden; Community pool; Cleared lot; Waterview; Storage building/structure

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range; Pantry
• Bedrooms: Second-floor bedrooms (multiple)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Deadbolt locks; Soaking tub; Pantry; Attic access only; One fireplace in the living room
• Laundry & utility: Washer hookup; Dryer connection on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.9% in Whitsett — 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 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; 8 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 ($1k 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.
• At projected returns (1.0% appreciation + 4.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, 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 42 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $116k; list at $210k implies a 80% 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $208,244
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6886 Derby Run Dr	0.00mi	3/2.5	1,324 (+0%)	1mo	$209,000	$158	99
6789 Derby Run Dr	0.12mi	3/2.5	1,362 (+3%)	6mo	$218,000	$160	84
6839 Derby Run Dr	0.08mi	3/2.5	1,372 (+4%)	23mo	$216,500	$158	70

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: 5.8%
• Equity multiple: 1.29×
• Total profit: $17,285
• Equity at exit: $71,829

10-year hold

• IRR: 10.6%
• Equity multiple: 2.33×
• Total profit: $78,110
• Equity at exit: $95,588

Cash invested: $58,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$87
• HOA: −$227
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $172

Break-even live

Break-even rent $1,907

Max offer price $209,900

Occupancy floor 87%

Sensitivity live

Price	-10% $291	-5% $232	+0% $172	+5% $113	+10% $53
Rent	-10% $4	-5% $88	+0% $172	+5% $256	+10% $340
Rate	-1.0pp $278	-0.5pp $226	base $172	+0.5pp $118	+1.0pp $63

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	15d	80	0.20mi
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	24d	1	1.08mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	24d	1	1.09mi
541 NC Highway 61 Whitsett, NC	3.0	2.5	1422	$1,839	$1.29	15d	10	1.21mi
941 Poets Walk Rd Whitsett, NC	3.0	2.5	1598	$1,850	$1.16	24d	1	1.24mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	15d	18	1.29mi
1022 Poets Walk Rd Unit 1 Whitsett, NC	3.0	2.5	1706	$1,850	$1.08	22d	1	1.30mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	20d	1	1.34mi

HOA detail

• Monthly dues: $227 · $2,724/yr
• Likely covers: poolgym

Listing history 8 events

1. 2026-05-16
   status Pending
2. 2026-04-28
   historical Due Diligence Period
3. 2026-04-24
   price $209,900
4. 2026-04-03
   listed $217,500 Active
5. 2026-03-05
   price $224,900
6. 2026-01-04
   price $229,900
7. 2007-08-20
   soldstatus $116,500
8. 2007-06-01
   listed $119,900

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$623/yr (+$52/mo · 56.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $25,503
• − Mortgage interest: −$11,758
• − Property taxes: −$1,098
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$2,724
• − Depreciation: −$6,106
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $2,382/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

+75.1% since first listed

8 events — show timeline

• 2026-05-16 Pending — Triad MLS
• 2026-04-28 Contingent — Triad MLS
• 2026-04-24 Price Changed $209,900 Triad MLS
• 2026-04-03 Listed $217,500 Triad MLS
• 2026-03-05 Price Changed $224,900 Triad MLS
• 2026-01-04 Price Changed $229,900 Triad MLS
• 2007-08-20 Sold (Public Records) $116,500 Public Records
• 2007-06-01 Listed $119,900 TMLS

Property tax history

+3.3%/yr

Latest (2025): $1,098 · -1.0% YoY. Source: county tax records.