1620 Woodbriar Ave · Greensboro, NC 27405

$180,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 9 Days on market

Built 1962 0.26 ac lot Est $194k · 7% under

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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 +13.1/30.0
• ARV discount +10.7/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1620 Woodbriar Ave, a great starter home. This low maintenance brick home in an established neighborhood offers 3 full bedrooms and 1 and a half baths. Primary bedroom has half bath. Large Kitchen with potential to add mobile or permanent center island. Freshly painted interior with wood floors in majority of rooms. Enjoy spending time on the front porch or the 14x10 covered patio entertaining family/friends or just unwinding from a long day at work. Fenced backyard with Storage shed that conveys. Newer windows. 9x7 storage room that is not included in heated Sq ft off of Kitchen. No HOA. Great location -convenient to Highway 29 and Wendover Ave

Key facts

• Front porch
• Large kitchen
• Covered patio

Tags

• LOW MAINTENANCE BRICK HOME
• ESTABLISHED NEIGHBORHOOD
• LARGE KITCHEN
• FRONT PORCH
• COVERED PATIO
• FENCED BACKYARD

Property features AI

Finance

• Other: No pool; No guest house
• Financial info: Annual tax amount available
• HOA & community: No homeowners association; Subdivision: Woodmere Park

Exterior

• Parking: Driveway parking
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Gas water heater; Natural gas service
• Home design: Residential stick/site-built house; One story; Built in 1962; Existing structure
• Construction: Brick and vinyl siding exterior
• Exterior features: Public water; Public sewer; Publicly maintained road; Lot roughly 0.26 acre (approx. dimensions 72 x 151 x 72 x 165)

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Primary bedroom on the main level; Pulldown attic stairs; Storm door(s); Insulated windows; Ceiling fan(s); Deadbolt locks
• Laundry & utility: Washer hookup; Dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.8% below list).
• Recommended offer: $135k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Ceasar Cone Elementary (math 13% / reading 14%, grade F, #1,355 of 1,410 statewide, top 96%, 465 students, 99% FRL); Mendenhall Middle (math 38% / reading 44%, grade F, #209 of 475 statewide, top 45%, 624 students, 62% FRL); Page High (math 42% / reading 52%, grade D-, #334 of 535 statewide, top 64%, 1,744 students, 56% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 29 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).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $180k implies a 579% 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 $135,352 (24.8% 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $193,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Bywood Rd	0.05mi	3/1.0	1,081 (-2%)	10mo	$195,000	$180	85
2206 Bywood Rd	0.13mi	3/1.0	1,004 (-9%)	4mo	$177,000	$176	74
1606 Woodbriar Ave	0.09mi	3/1.5	984 (-10%)	7mo	$187,000	$190	73
1 Partnership Ct	0.37mi	3/2.0	1,076 (-2%)	9mo	$205,000	$191	70
1429 Old Hickory Dr	0.57mi	3/2.0	1,092 (-1%)	1mo	$225,000	$206	70
2019 Phillips Ave	0.55mi	3/1.0	1,096 (-0%)	4mo	$160,000	$146	69
1600 Glenridge Rd	0.18mi	3/1.5	1,256 (+14%)	2mo	$185,000	$147	66
1919 Drexel Rd	0.37mi	3/1.0	1,014 (-8%)	6mo	$125,000	$123	63
2619 Phillips Ave	0.73mi	2/1.0 (-1)	1,063 (-3%)	2mo	$90,000	$85	51
2900 Patio Pl	0.49mi	4/2.0 (+1)	1,198 (+9%)	6mo	$95,000	$79	50
1302 Haverhill Dr	0.46mi	4/2.0 (+1)	1,215 (+10%)	9mo	$215,000	$177	46
1911 Rayston Dr	0.62mi	3/1.0	978 (-11%)	16mo	$165,000	$169	37

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-28,459
• Equity at exit: $26,839

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-20,812
• Equity at exit: $15,563

Cash invested: $50,400 (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 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 381
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$944
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-5

Break-even live

Break-even rent $1,360

Max offer price $179,037

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $45	+0% $-5	+5% $-56	+10% $-107
Rent	-10% $-112	-5% $-59	+0% $-5	+5% $48	+10% $101
Rate	-1.0pp $85	-0.5pp $40	base $-5	+0.5pp $-52	+1.0pp $-100

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Kings Forest Ct Greensboro, NC	3.0	2.0	1120	$1,650	$1.47	24d	1	0.37mi
1622 Mcpherson St Unit 1912 Greensboro, NC	2.0	1.0	860	$850	$0.99	24d	1	0.72mi
4302 Belfield Dr Greensboro, NC	3.0	2.0	1300	$1,755	$1.35	24d	1	0.82mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	24d	1	0.83mi
2811 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	1000	$1,050	$1.05	24d	1	0.84mi
2829 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	912	$1,250	$1.37	24d	1	0.89mi
1703 10th St Unit A Greensboro, NC	3.0	1.0	864	$1,075	$1.24	24d	1	0.90mi
2825 N O.Henry Blvd Unit 2825C Greensboro, NC	2.0	1.0	836	$1,300	$1.56	15d	1	0.91mi
2831 N Ohenry Blvd Greensboro, NC	2.0	1.0	912	$950	$1.04	15d	1	0.92mi
3128 Utah Pl Greensboro, NC	1.0–3.0	1.0–2.0	1076	$1,375	$1.28	24d	6	0.92mi
1504 Autumn Dr Unit A Greensboro, NC	2.0	1.0	820	$895	$1.09	24d	1	0.93mi
1603 Autumn Dr Apt A Greensboro, NC	2.0	1.0	820	$925	$1.13	15d	1	0.94mi
1604 17th St Greensboro, NC	2.0	1.0	990	$992	$1.00	24d	7	1.00mi
1508 Tucker St Greensboro, NC	2.0	2.0	875	$1,195	$1.37	24d	1	1.12mi
3206 Spring St Greensboro, NC	4.0	2.0	1200	$1,500	$1.25	22d	1	1.12mi
4214 Kildare Dr Greensboro, NC	3.0	1.5	1329	$1,450	$1.09	24d	1	1.15mi
810 Elwell Ave Greensboro, NC	3.0	2.0	1280	$1,500	$1.17	15d	1	1.17mi
1724 Kay St Greensboro, NC	3.0	2.0	1332	$1,600	$1.20	22d	1	1.20mi
3102 Summit Ave Greensboro, NC	2.0	1.0	999	$1,100	$1.10	24d	1	1.22mi
703 Sykes Ave Greensboro, NC	2.0	1.0	923	$1,295	$1.40	24d	1	1.23mi
1604 Textile Dr Greensboro, NC	2.0	1.0	930	$1,245	$1.34	24d	1	1.27mi
610 Holt Ave Greensboro, NC	2.0	1.0	1092	$1,300	$1.19	15d	1	1.32mi
2509 Pinnix St Unit B Greensboro, NC	3.0	2.0	860	$995	$1.16	24d	1	1.33mi
209 Woodnell St Unit H Greensboro, NC	2.0	1.0	750	$975	$1.30	20d	1	1.34mi
1608 Kay St Greensboro, NC	3.0	2.0	1184	$1,525	$1.29	24d	1	1.35mi
210 Woodnell St Unit G Greensboro, NC	2.0	1.0	750	$975	$1.30	24d	1	1.37mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,475	$1.59	15d	6	1.38mi
129 Aunt Mary Ave Unit A Greensboro, NC	2.0	1.0	800	$950	$1.19	24d	1	1.40mi
4216 Parker St Unit C Greensboro, NC	2.0	1.0	800	$825	$1.03	22d	1	1.44mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-17
   historical Due Diligence Period
3. 2026-05-12
   listed $180,000 Active
4. 1973-06-01
   soldstatus $26,500

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$807/yr (+$67/mo · 120.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,242
• − Mortgage interest: −$10,083
• − Property taxes: −$669
• − Insurance: −$900
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,236
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $713/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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2517.0

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 0.62)
• Race & ethnicity: Black 57% White 20% Hispanic / Latino 14% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 1% Ukrainian 1% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 11% Other Asian/Pacific 2% 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: ▼ -63.02%
• Current HPI: 243.1261
• Rent YoY: ▲ 3.83%
• 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

+579.2% since first listed

4 events — show timeline

• 2026-05-22 Pending — Triad MLS
• 2026-05-17 Contingent — Triad MLS
• 2026-05-12 Listed $180,000 Triad MLS
• 1973-06-01 Sold (Public Records) $26,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $669 · -1.0% YoY. Source: county tax records.