3919 Colony Sq Unit A · Greensboro, NC 27407

$135,000

3 bd · 1.0 ba · 1,080 sqft · Condo public records · 20 Days on market

Built 1969 $224/mo HOA · 17% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath condo offering comfortable, low-maintenance living in a convenient location. This home features a functional floor plan with spacious living areas, an inviting kitchen, and generously sized bedrooms. Enjoy ample storage, easy everyday living, and a welcoming atmosphere throughout. Conveniently located near shopping, dining, schools, and major highways, this move-in-ready condo combines comfort, convenience, and value. Don’t miss the opportunity to make this home yours!

Key facts

• $224 HOA
• Built 1969
• Listed 20 days

Property features AI

Finance

• Other: Subdivision: Morehead-Gilmer; Directions: Take exit 216 toward Greensboro/Coliseum Area, continue on Patterson St., take Merritt Dr to Colony Square
• HOA & community: Association: Marathon Property Solutions, LLC (Greensboro); Association fee approximately $136.49 (additional fee listed $88)

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Gas water heater
• Home design: Condominium; Stick/site built structure; Two levels; Built in 1969; Existing construction
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Private maintained road; Lot approximately 0.02 acres

Interior

• Kitchen: Gas water heater (appliance listed)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling; Natural gas heating fuel
• Interior features: Attic access only; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-16 ($-186/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.4% below list).
• Recommended offer: $130k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% 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: Sedgefield Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 466 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); Ben L. Smith High School (math 32% / reading 36%, grade F, #434 of 535 statewide, top 81%, 1,371 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 223 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

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 $130,433 (3.4% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-22,117
• Equity at exit: $20,129

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-17,437
• Equity at exit: $11,672

Cash invested: $37,800 (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 27407

• Rents YoY: 3.5%
• Active inventory: 223
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$708
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$56
• HOA: −$224
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-16

Break-even live

Break-even rent $1,324

Max offer price $132,256

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $23	+0% $-16	+5% $-54	+10% $-92
Rent	-10% $-119	-5% $-67	+0% $-16	+5% $36	+10% $88
Rate	-1.0pp $52	-0.5pp $19	base $-16	+0.5pp $-51	+1.0pp $-86

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 Overland Hts Greensboro, NC	2.0	1.0	738	$1,025	$1.39	16d	13	0.09mi
1931 Vantage Point Pl Greensboro, NC	3.0	1.0	1080	$1,350	$1.25	25d	1	0.19mi
1835 Merritt Dr Unit A Greensboro, NC	2.0	1.5	950	$1,025	$1.08	25d	1	0.19mi
3712 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	25d	1	0.26mi
3714 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	23d	1	0.28mi
3600 Mosby Dr Greensboro, NC	2.0	1.5	800	$1,050	$1.31	16d	3	0.40mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	25d	2	0.50mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	25d	1	0.51mi
1350 Norwalk St Greensboro, NC	1.0–2.0	1.0–2.0	992	$1,400	$1.41	25d	6	0.59mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,910	$1.88	16d	34	0.81mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	16d	22	0.82mi
1007 Pineland St Greensboro, NC	1.0–3.0	1.0	900	$1,290	$1.43	16d	5	0.83mi
1103 E Barton St Apt 1103-F Greensboro, NC	2.0	2.0	900	$1,195	$1.33	25d	1	0.84mi
4203-21 Hewitt St Greensboro, NC	1.0–2.0	1.0–2.0	830	$1,165	$1.40	16d	20	0.87mi
1606 Pinecroft Rd Greensboro, NC	1.0–3.0	1.0	765	$1,250	$1.63	25d	1	0.89mi
4215 Bernau Ave Greensboro, NC	1.0–2.0	1.0–2.0	819	$1,299	$1.59	16d	24	0.95mi
3203 Cypress Park Rd Unit C Greensboro, NC	2.0	2.5	1316	$1,250	$0.95	25d	1	1.19mi
2904 W Florida St Greensboro, NC	1.0–2.0	1.0–1.5	746	$1,095	$1.47	23d	3	1.26mi
2204 Celeste Ct Greensboro, NC	3.0	1.5	1318	$1,695	$1.29	25d	1	1.39mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	20d	1	1.43mi

HOA detail condo

• Monthly dues: $224 · $2,688/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-22
   days on market $135,000 Active 20 DOM
2. 2026-06-18
   days on market $135,000 Active 17 DOM
3. 2026-06-17
   days on market $135,000 Active 16 DOM
4. 2026-06-16
   days on market $135,000 Active 15 DOM
5. 2026-06-15
   days on market $135,000 Active 14 DOM
6. 2026-06-14
   days on market $135,000 Active 12 DOM
7. 2026-06-10
   pricedays on market $135,000 Active 9 DOM
8. 2026-06-09
   days on market $139,999 Active 8 DOM
9. 2026-06-08
   days on market $139,999 Active 7 DOM
10. 2026-06-07
    days on market $139,999 Active 6 DOM
11. 2026-06-03
    days on market $139,999 Active 2 DOM
12. 2026-06-02
    remarks 500-char remark
13. 2026-06-02
    listed $139,999 Active 1 DOM

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$414/yr (+$34/mo · 59.7%)

ⓘ 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 16% 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: $15,652
• − Mortgage interest: −$7,562
• − Property taxes: −$693
• − Insurance: −$675
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − HOA: −$2,688
• − Depreciation: −$3,927
• Taxable loss: −$2,398
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $389/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): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 4%

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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

+182.8% since first listed

4 events — show timeline

• 2026-06-01 Listed $139,999 Triad MLS
• 2023-05-08 Sold (Public Records) $120,000 Public Records
• 1996-09-01 Sold (Public Records) $36,500 Public Records
• 1989-12-01 Sold (Public Records) $49,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $693 · +0.0% YoY. Source: county tax records.