7129 Friendly Ave Unit D · Greensboro, NC 27410

$184,975

3 bd · 2.0 ba · 1,248 sqft · Condo public records · 128 Days on market

Built 2000 $185/mo HOA · 11% 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 +10.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a three bedroom, main level condo unit near the airport! This three bedroom condo features a den with a fireplace. Kitchen with electric appliances and laminate flooring. Great primary bedroom with walk-in closet and en suite bath. Patio and outside storage area. Located near major thoroughfares and airport. Parking lot and mail center. Shopping, fuel, and medical services nearby. Ideal for anyone looking to downsize or invest.

Key facts

• Fresh paint
• New carpet
• New hvac

Tags

• NEW CARPET
• FRESH PAINT
• NEW BLINDS
• NEW HVAC
• WOOD BURNING FIREPLACE
• SPACIOUS LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Association (Greensboro) with monthly fee of $185

Exterior

• Parking: Assigned parking; Paved parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condominium; Stick/Site built; One story; Built in 2000; Living room fireplace
• Construction: Vinyl siding; Slab foundation
• Exterior features: City lot; Private maintained road; No pool

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Ceiling fans; Pantry; Primary bedroom on main level
• Laundry & utility: Washer hookup on main level; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (11.2% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.8% 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.
• Market conditions: Rents rising fast (+5.6%/yr); 324 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $6k 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 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,778 (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 128 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: 0.89% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-31,337
• Equity at exit: $27,580

10-year hold

• IRR: -4.0%
• Equity multiple: 0.70×
• Total profit: $-15,549
• Equity at exit: $15,993

Cash invested: $51,793 (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 27410

• Rents YoY: 5.6%
• Active inventory: 324
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$970
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$77
• HOA: −$185
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-91

Break-even live

Break-even rent $1,758

Max offer price $168,850

Occupancy floor —

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: $46,244
• Closing costs: $5,549
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7119 W Friendly Ave Greensboro, NC	2.0	2.0	1104	$1,350	$1.22	23d	1	0.05mi
7029 W Friendly Ave Greensboro, NC	1.0–3.0	1.0–2.0	1146	$1,885	$1.64	14d	39	0.25mi
7 Woodstream Ln Greensboro, NC	2.0	1.0–2.0	659	$1,460	$2.21	14d	16	0.27mi
6705 W Friendly Ave Greensboro, NC	1.0–2.0	1.0–2.0	1050	$1,850	$1.76	23d	7	0.65mi
5500 Weslo Willow Cir Greensboro, NC	2.0	1.0	703	$1,089	$1.55	18d	72	0.91mi
1 Saint Croix Pl Greensboro, NC	1.0–2.0	1.0–2.0	876	$1,207	$1.38	14d	16	0.99mi
316 Friendway Rd Greensboro, NC	3.0	1.5	1200	$1,600	$1.33	18d	1	1.03mi
316 Friendway Rd Greensboro, NC	3.0	1.5	1200	$1,600	$1.33	21d	1	1.03mi
6111 W Friendly Ave Greensboro, NC	3.0	2.0	1391	$1,800	$1.29	23d	1	1.24mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-09
   historical Due Diligence Period
2. 2026-04-16
   price $184,975
3. 2026-03-12
   price $189,975
4. 2026-01-19
   listed $194,900 Active
5. 2023-03-08
   soldstatus $176,900 Closed 456-char remark

   Show marketing remark (456 chars)

   Great opportunity to own a three bedroom, main level condo unit near the airport! This three bedroom condo features a den with a fireplace. Kitchen with electric appliances and laminate flooring. Great primary bedroom with walk-in closet and en suite bath. Patio and outside storage area. Located near major thoroughfares and airport. Parking lot and mail center. Shopping, fuel, and medical services nearby. Ideal for anyone looking to downsize or invest.

6. 2023-03-07
   soldstatus $177,000
7. 2023-02-09
   status Pending 456-char remark

   Show marketing remark (456 chars)

   Great opportunity to own a three bedroom, main level condo unit near the airport! This three bedroom condo features a den with a fireplace. Kitchen with electric appliances and laminate flooring. Great primary bedroom with walk-in closet and en suite bath. Patio and outside storage area. Located near major thoroughfares and airport. Parking lot and mail center. Shopping, fuel, and medical services nearby. Ideal for anyone looking to downsize or invest.

8. 2023-01-20
   historical Due Diligence Period 456-char remark

   Show marketing remark (456 chars)

   Great opportunity to own a three bedroom, main level condo unit near the airport! This three bedroom condo features a den with a fireplace. Kitchen with electric appliances and laminate flooring. Great primary bedroom with walk-in closet and en suite bath. Patio and outside storage area. Located near major thoroughfares and airport. Parking lot and mail center. Shopping, fuel, and medical services nearby. Ideal for anyone looking to downsize or invest.

9. 2023-01-18
   listed $168,900 Active 456-char remark

   Show marketing remark (456 chars)

   Great opportunity to own a three bedroom, main level condo unit near the airport! This three bedroom condo features a den with a fireplace. Kitchen with electric appliances and laminate flooring. Great primary bedroom with walk-in closet and en suite bath. Patio and outside storage area. Located near major thoroughfares and airport. Parking lot and mail center. Shopping, fuel, and medical services nearby. Ideal for anyone looking to downsize or invest.

10. 2022-07-20
    soldstatus $165,000 Closed 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

11. 2022-07-20
    soldstatus $165,000

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

12. 2022-07-14
    status Pending 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

13. 2022-07-06
    historical Due Diligence Period 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

14. 2022-07-06
    status Pending 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

15. 2022-06-20
    historical Due Diligence Period 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

16. 2022-06-15
    listed $149,900 Active 304-char remark

    Show marketing remark (304 chars)

    OFFER DEADLINE MONDAY 6/20 @ NOON. GREENSBORO - Friendly Plantation Main Level 3Br 2Ba Condo! Updated with new paint and new floors 2021. Great for investor or first-time buyer. Completely move-in ready! French doors to exterior patio area and storage room. Super convenient location near to I-73/I-40.

17. 2021-08-26
    soldstatus $141,000 Closed
18. 2021-08-26
    soldstatus $142,000
19. 2021-08-24
    status Pending
20. 2021-08-17
    historical Due Diligence Period
21. 2021-08-13
    status Pending
22. 2021-07-18
    historical Due Diligence Period
23. 2021-07-13
    listed $134,500 Active
24. 2007-06-28
    soldstatus $93,000

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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 ≥102°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: $19,715
• − Mortgage interest: −$10,361
• − Property taxes: −$1,885
• − Insurance: −$925
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$2,220
• − Depreciation: −$5,381
• Taxable loss: −$4,212
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $-85/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): 54,921
• Household income: $85,291
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2696.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -245.81%
• Current HPI: 222.1685
• Rent YoY: ▲ 5.57%
• 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

+98.9% since first listed

24 events — show timeline

• 2026-05-09 Contingent — Triad MLS
• 2026-04-16 Price Changed $184,975 Triad MLS
• 2026-03-12 Price Changed $189,975 Triad MLS
• 2026-01-19 Listed $194,900 Triad MLS
• 2023-03-08 Sold (MLS) $176,900 Triad MLS
• 2023-03-07 Sold (Public Records) $177,000 Public Records
• 2023-02-09 Pending — Triad MLS
• 2023-01-20 Contingent — Triad MLS
• 2023-01-18 Listed $168,900 Triad MLS
• 2022-07-20 Sold (Public Records) $165,000 Public Records
• 2022-07-20 Sold (MLS) $165,000 Triad MLS
• 2022-07-14 Pending — Triad MLS
• 2022-07-06 Contingent — Triad MLS
• 2022-07-06 Pending — Triad MLS
• 2022-06-20 Contingent — Triad MLS
• 2022-06-15 Listed $149,900 Triad MLS
• 2021-08-26 Sold (Public Records) $142,000 Public Records
• 2021-08-26 Sold (MLS) $141,000 Triad MLS
• 2021-08-24 Pending — Triad MLS
• 2021-08-17 Contingent — Triad MLS
• 2021-08-13 Pending — Triad MLS
• 2021-07-18 Contingent — Triad MLS
• 2021-07-13 Listed $134,500 Triad MLS
• 2007-06-28 Sold (Public Records) $93,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,885 · -1.0% YoY. Source: county tax records.