2303 Bermuda Village Dr · Bermuda Run, NC 27006

$125,000

2 bd · 2.0 ba · 1,251 sqft · Condo public records · 416 Days on market

Built 1983 ↓ 16% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

Key facts

• Linen closet
• Walk-in closets
• Built-in shelves

Tags

• WALK-IN CLOSETS
• LINEN CLOSET
• BUILT-IN SHELVES
• WALK-IN SHOWERS
• HEATED POOL
• MULTIPLE DINING LOCATIONS

Property features AI

Finance

• HOA & community: Association: Winston-Salem; Located in Bermuda Village Retirement subdivision

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condominium; Stick/site-built construction; Built in 1983; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Community amenities include an indoor pool; Cable available

Interior

• Kitchen: Microwave; Free-standing range; Electric water heater
• Bedrooms: Bedrooms on main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom located on main level; Built-in features; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.7% in Bermuda Run — 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 76/100 on livability (#42 in NC, #3,740 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute 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.
• Market conditions: 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $15k (11%) 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.46% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $15,501
• Equity at exit: $18,638

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $59,652
• Equity at exit: $10,808

Cash invested: $35,000 (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 27006

• Home prices YoY: -32.4%
• Active inventory: 142
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $561

Break-even live

Break-even rent $1,120

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Ariston Way Unit 118-102 Bermuda Run, NC	2.0	2.0	1186	$1,783	$1.50	14d	1	0.71mi
105 Ariston Way Unit 192-105 Bermuda Run, NC	2.0	2.0	1150	$1,706	$1.48	23d	1	0.71mi
109 Span Ln Advance, NC	3.0	2.5	1648	$1,725	$1.05	14d	1	1.01mi
106 Sweetwater Cir Advance, NC	3.0	2.0	1300	$1,695	$1.30	23d	1	1.22mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-21
   status Pending
2. 2026-05-11
   historical Due Diligence Period
3. 2026-04-22
   status Active
4. 2026-04-07
   historical
5. 2025-10-18
   price $125,000
6. 2025-10-15
   status Active
7. 2025-10-11
   historical
8. 2025-07-24
   price $130,000
9. 2025-07-14
   status Active
10. 2025-07-08
    historical
11. 2025-03-05
    listed $140,000 Active
12. 2024-04-30
    soldstatus $130,000 Closed 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

13. 2024-04-30
    soldstatus $130,000

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

14. 2024-04-05
    status Pending 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

15. 2024-03-06
    historical Due Diligence Period 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

16. 2024-02-22
    price $130,000 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

17. 2024-01-23
    status Active 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

18. 2024-01-13
    historical 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

19. 2023-07-17
    listed $155,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    REDUCED FOR QUICK SALE!! Experience the beauty&luxury that Bermuda Village Retirement Community has to offer you in a 55+community!Redbud Bldg 3rd Floor Condo(close to elevator)has a lovely view of the patio& pond area;Primary Bed/Bath:updated en-suite bath(large walk-in shower, new counter-top/sink/faucet/vent fan & flooring),walk-in closet with built-in shelves;Guest Bed/Bath:updated bath(new counter-top/sink/faucet); Kitchen:has quartz counter;Laundry area;Living Room:built-in shelves with new valance,thermostat moved to side wall to allow room for TV/Artwork.Enjoy all the amenities that we have to offer-including:indoor fitness and aquatic center-heated indoor pool, select from multiple dining locations, valet parking, and much more.Enjoy the beautiful serene Japanese Garden with Koi Fish pond- ideal for reading, relaxing, or meditation.Let's do a tour - come see the beauty and elegance you deserve!Required Condo monthly service fees range $3949 - $4978. BRCC fees are additional.

20. 2021-09-13
    price $129,000
21. 2021-07-26
    price $139,000
22. 2013-01-23
    soldstatus $80,000
23. 2013-01-23
    listed $80,000
24. 2012-11-16
    soldstatus $80,100
25. 1989-05-31
    soldstatus $148,500

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 6% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $21,953
• − Mortgage interest: −$7,002
• − Property taxes: −$2,122
• − Insurance: −$625
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$3,636
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $5,516/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: 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

Livability — Bermuda Run

• Score: 76/100
• State rank: #42
• US rank: #3740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bermuda Run, NC
• County: Davie County · 42,813 people
• Metro: Winston-Salem, NC
• Population (ZIP): 16,247
• Household income: $96,580
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 68.0

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%

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%

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

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

-15.8% since first listed

25 events — show timeline

• 2026-05-21 Pending — Triad MLS
• 2026-05-11 Contingent — Triad MLS
• 2026-04-22 Relisted — Triad MLS
• 2026-04-07 Delisted — Triad MLS
• 2025-10-18 Price Changed $125,000 Triad MLS
• 2025-10-15 Relisted — Triad MLS
• 2025-10-11 Delisted — Triad MLS
• 2025-07-24 Price Changed $130,000 Triad MLS
• 2025-07-14 Relisted — Triad MLS
• 2025-07-08 Delisted — Triad MLS
• 2025-03-05 Listed $140,000 Triad MLS
• 2024-04-30 Sold (Public Records) $130,000 Public Records
• 2024-04-30 Sold (MLS) $130,000 Triad MLS
• 2024-04-05 Pending — Triad MLS
• 2024-03-06 Contingent — Triad MLS
• 2024-02-22 Price Changed $130,000 Triad MLS
• 2024-01-23 Relisted — Triad MLS
• 2024-01-13 Delisted — Triad MLS
• 2023-07-17 Listed $155,000 Triad MLS
• 2021-09-13 Price Changed $129,000 Triad MLS
• 2021-07-26 Price Changed $139,000 Triad MLS
• 2013-01-23 Listed $80,000 Triad MLS
• 2013-01-23 Sold (MLS) $80,000 Triad MLS
• 2012-11-16 Sold (Public Records) $80,100 Public Records
• 1989-05-31 Sold (Public Records) $148,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,122 · +33.0% YoY. Source: county tax records.