3021 Branderwood Dr · Greensboro, NC 27406

$145,000

2 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 19 Days on market

Built 1950 0.32 ac lot Est $251k · 42% under

---

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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own this 2 bedroom, 2 full bathroom home with living room, kitchen, dining room, and large family room that could easily be transformed into a 3rd bedroom. The home is situated on a 0.32 acre lot with a storage shed and wide driveway that could accommodate several cars. GREAT location within 1 mile of Four Seasons Town Centre with close proximity to schools, shopping, restaurants, and recreation. Easy access to US-220, I-40 and I-85 makes commuting a breeze. Less than 3 miles to the Greensboro Coliseum, 3 miles to UNCG, and less than 5 miles to downtown Greensboro. This one is full of potential!

Key facts

• Easy access
• Storage shed
• Wide driveway

Tags

• STORAGE SHED
• WIDE DRIVEWAY
• EASY ACCESS

Property features AI

Finance

• Other: Lot dimensions approximately 97 x 146 x 84 x 189; Lot size approximately 0.32 acre
• HOA & community: No homeowners association; Subdivision: Branderwood

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater; Natural gas available for heating
• Home design: Residential stick/site built house; One story
• Construction: Built in 1950; Block and vinyl siding construction
• Exterior features: Level lot; Storage structure on property; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood
• Bedrooms: Primary suite located on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Arched doorways; Primary bedroom on main level
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (6.1% below list).
• Recommended offer: $136k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Zoned schools: Archer Elementary (math 47% / reading 32%, grade F, #694 of 1,410 statewide, top 53%, 368 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); Academy At Smith (math 54% / reading 62%, grade C, #241 of 535 statewide, top 45%, 223 students, 76% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 261 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k 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 19 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,159 (6.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $251,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2227 Meloine Ln	0.15mi	3/2.0 (+1)	1,523 (+8%)	4mo	$245,000	$161	67
2309 Kasarda Dr	0.40mi	3/2.0 (+1)	1,372 (-2%)	12mo	$275,000	$200	59
2704 Renee Dr	0.56mi	3/2.0 (+1)	1,454 (+4%)	1mo	$260,000	$179	58
3546 Riverside Dr	0.72mi	3/2.5 (+1)	1,397 (-0%)	2mo	$247,500	$177	53
3006 Royalton Dr	0.64mi	3/2.0 (+1)	1,421 (+1%)	9mo	$255,000	$179	52
2206 Revolan Dr	0.45mi	3/2.0 (+1)	1,513 (+8%)	8mo	$273,000	$180	50
2315 Regency Dr	0.61mi	3/2.0 (+1)	1,479 (+5%)	11mo	$240,000	$162	44
1300 W Vandalia Rd	0.52mi	2/3.0	1,283 (-9%)	11mo	$270,000	$210	44
2500 Argonne Blvd	0.56mi	3/1.5 (+1)	1,601 (+14%)	2mo	$190,000	$119	42
2600 Argonne Blvd	0.47mi	3/1.5 (+1)	1,613 (+15%)	9mo	$230,000	$143	39
3011 Royalton Dr	0.66mi	3/2.0 (+1)	1,232 (-12%)	4mo	$196,000	$159	36
2325 Pinecroft Rd	0.61mi	3/2.0 (+1)	1,567 (+12%)	13mo	$328,000	$209	32

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,150
• Equity at exit: $21,620

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,449
• Equity at exit: $12,537

Cash invested: $40,600 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$760
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $165

Break-even live

Break-even rent $1,153

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	14d	3	0.12mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	14d	5	0.43mi
2309 Bridgette Blvd Greensboro, NC	3.0	2.0	1400	$1,600	$1.14	19d	1	0.49mi
2 Pipers Glen Ct Greensboro, NC	3.0	2.0	1400	$1,750	$1.25	19d	1	0.68mi
2204 Celeste Ct Greensboro, NC	3.0	1.5	1318	$1,695	$1.29	23d	1	0.69mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	19d	1	0.72mi
2003 Urban Dr Greensboro, NC	3.0	1.5	1107	$1,495	$1.35	21d	1	0.79mi
1821 W Meadowview Rd Greensboro, NC	3.0	1.5	1610	$1,750	$1.09	23d	1	0.99mi
20 Windale Ct Greensboro, NC	3.0	2.5	1558	$1,925	$1.24	21d	1	1.03mi
3203 Cypress Park Rd Unit C Greensboro, NC	2.0	2.5	1316	$1,250	$0.95	23d	1	1.04mi
3216 S Holden Rd Greensboro, NC	1.0–2.0	1.0–2.0	780	$950	$1.22	23d	6	1.20mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	14d	22	1.22mi
661 Mystic Dr Greensboro, NC	2.0	2.0	936	$1,225	$1.31	23d	1	1.26mi
2212 Coliseum Blvd Greensboro, NC	3.0	2.0	1044	$1,750	$1.68	14d	1	1.30mi
2624 Randleman Rd Unit B Greensboro, NC	2.0	1.5	900	$1,300	$1.44	23d	1	1.41mi
2616 Randleman Rd Unit H Greensboro, NC	2.0	1.5	943	$1,200	$1.27	14d	1	1.42mi
2616 Randleman Rd Unit C Greensboro, NC	2.0	1.5	900	$850	$0.94	23d	1	1.42mi
1636 Willomore St Greensboro, NC	2.0	1.0	1070	$1,330	$1.24	14d	1	1.45mi
1139 Glendale Dr Greensboro, NC	2.0	2.5	1152	$1,550	$1.35	23d	1	1.47mi

Listing history 6 events

1. 2026-06-03
   status $145,000 Pending 19 DOM
2. 2026-06-02
   days on market $145,000 Active 19 DOM
3. 2026-06-01
   days on market $145,000 Active 18 DOM
4. 2026-05-31
   days on market $145,000 Active 17 DOM
5. 2026-05-31
   days on market $145,000 Active 16 DOM
6. 2026-05-14
   listed $145,000 Active

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$108/yr (+$9/mo · 10.0%)

ⓘ 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 15% 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: $16,339
• − Mortgage interest: −$8,122
• − Property taxes: −$1,081
• − Insurance: −$725
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,218
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,079/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

1 event — show timeline

• 2026-05-14 Listed $145,000 Triad MLS

Property tax history

+7.9%/yr

Latest (2025): $1,081 · -1.0% YoY. Source: county tax records.