132 Briarwood Ln · Advance, NC 27006

$329,000

4 bd · 2.5 ba · 2,240 sqft · Townhouse · 160 Days on market

Built 2026 Good condition 2,613 sqft lot Garage $147/sqft · 7% below area Est $354k · 7% under $180/mo HOA · 8% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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).

• ARV discount +10.6/15.0
• Schools +6.2/10.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Savannah is our two-story townhome featured at Lybrook Village in Bermuda, North Carolina. This townhome offers 2,240 sq. ft. of living space, 4 bedrooms, 2.5 bathrooms, and a 2-car garage. Upon entering the home, you're greeted by the spacious dining room that leads to the breakfast and living area, creating an open and airy feel. The kitchen has stainless steel appliances, granite countertops, plenty of cabinet storage, and overlooks the breakfast area and family room. The primary bedroom has a walk-in closet, walk-in shower, and dual vanities. Elevating up to the second floor you will find your 3 secondary bedrooms with ample lighting and spacious closets. The loft offers a flexible space that can be used as a multipurpose room. This conveniently connects into a full bathroom with a tub-shower combo. Contact us today to schedule a tour!

Key facts

• Spacious dining room
• Walk in closet
• Granite countertops

Tags

• TWO STORY TOWNHOME
• SPACIOUS DINING ROOM
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WALK IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-768 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (35.1% below list).
• Recommended offer: $213k (35.1% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.5% in Advance — 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 67/100 on livability (#215 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Shady Grove Elementary (math 66% / reading 73%, grade A-, #95 of 1,410 statewide, top 7%, 514 students, 23% FRL); William Ellis Middle (math 48% / reading 59%, grade C+, #87 of 475 statewide, top 19%, 452 students, 31% FRL); Davie County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 1,770 students, 42% FRL).
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $48k (13%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,373 (35.1% 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 160 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.00%
• DSCR: 0.55
• GRM: 12.8

CMA / ARV

• ARV (median comp): $353,500
• List price: $329,000
• Delta: -6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Briarwood Ln	0.01mi	4/2.5	2,240 (0%)	2mo	$354,000	$158	98
145 Briarwood Ln	0.01mi	4/2.5	2,240 (0%)	2mo	$353,000	$158	98
129 Briarwood Ln	0.00mi	4/2.5	2,240 (0%)	3mo	$375,000	$167	97
153 Briarwood Ln	0.02mi	4/2.5	2,240 (0%)	2mo	$361,500	$161	97
120 Lemongrass Ln	0.02mi	4/2.5	2,240 (0%)	3mo	$359,000	$160	96
152 Briarwood Ln	0.00mi	4/3.0	2,438 (+9%)	0mo	$338,000	$139	83
135 Briarwood Ln	0.00mi	4/3.0	2,438 (+9%)	1mo	$329,000	$135	82
151 Briarwood Ln	0.04mi	4/3.0	2,438 (+9%)	0mo	$329,000	$135	81
112 Lemongrass Ln	0.17mi	4/3.0	2,438 (+9%)	3mo	$358,000	$147	73
108 Lemongrass Ln	0.17mi	4/3.0	2,438 (+9%)	3mo	$361,500	$148	73
127 Warwicke Pl	0.68mi	3/2.0 (-1)	2,283 (+2%)	0mo	$465,000	$204	58
105 Oleander Dr	0.75mi	3/3.0 (-1)	2,157 (-4%)	0mo	$320,000	$148	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.2%
• Equity multiple: -0.11×
• Total profit: $-102,083
• Equity at exit: $49,055

10-year hold

• IRR: -43.0%
• Equity multiple: -0.64×
• Total profit: $-151,296
• Equity at exit: $28,446

Cash invested: $92,120 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 16 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $324,000 ($141/sqft)
• Median days on market: 129 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27006

• Home prices YoY: -32.4%
• Active inventory: 222
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$180
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-768

Break-even live

Break-even rent $3,106

Max offer price $217,871

Occupancy floor —

Sensitivity live

Price	-10% $-541	-5% $-654	+0% $-768	+5% $-882	+10% $-995
Rent	-10% $-937	-5% $-852	+0% $-768	+5% $-684	+10% $-599
Rate	-1.0pp $-602	-0.5pp $-684	base $-768	+0.5pp $-853	+1.0pp $-940

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: $82,250
• Closing costs: $9,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Span Ln Advance, NC	3.0	2.5	1648	$1,725	$1.05	110d	1	0.43mi

Property features AI

Finance

• Other: Directions available to community
• HOA & community: Association membership (Greensboro)Monthly association fee of $180Subdivision: Lybrook Village

Exterior

• Parking: Attached front-load garage with 2 spacesDriveway parkingPaved accessGarage door opener
• Security: Smoke detectorsDeadbolts
• Utilities: Public waterPublic sewerElectric water heater
• Home design: Residential townhouseStick/site built constructionTwo storiesNew construction (2026)Entry faces front
• Construction: Cement siding with stone accentsSlab foundationBuilt in 2026
• Exterior features: Community pool accessCleared lotPool house on propertyPrivate maintained road

Interior

• Kitchen: MicrowaveDishwasherRangeGas cooktopFree-standing rangeSolid surface countersKitchen islandPantry
• Bedrooms: Secondary bedrooms located on second levelLoft on second level
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central airForced air heatingZoned heatingNatural gas heating
• Interior features: Primary bedroom on main levelPulldown attic stairsDeadboltsKitchen islandPantrySolid surface counters
• Laundry & utility: Washer hookupDryer connectionMain level laundry

Listing history 50 events

1. 2026-09-24
   days on market $329,000 Active 160 DOM
2. 2026-09-23
   days on market $329,000 Active 159 DOM
3. 2026-09-22
   days on market $329,000 Active 158 DOM
4. 2026-09-21
   days on market $329,000 Active 157 DOM
5. 2026-09-20
   days on market $329,000 Active 156 DOM
6. 2026-09-19
   days on market $329,000 Active 155 DOM
7. 2026-09-18
   days on market $329,000 Active 154 DOM
8. 2026-09-17
   days on market $329,000 Active 153 DOM
9. 2026-09-16
   days on market $329,000 Active 152 DOM
10. 2026-09-15
    days on market $329,000 Active 151 DOM
11. 2026-09-14
    days on market $329,000 Active 150 DOM
12. 2026-09-13
    days on market $329,000 Active 149 DOM
13. 2026-09-12
    days on market $329,000 Active 148 DOM
14. 2026-09-11
    days on market $329,000 Active 147 DOM
15. 2026-09-05
    days on market $329,000 Active 141 DOM
16. 2026-09-04
    days on market $329,000 Active 140 DOM
17. 2026-09-03
    days on market $329,000 Active 139 DOM
18. 2026-08-31
    days on market $329,000 Active 136 DOM
19. 2026-08-30
    days on market $329,000 Active 135 DOM
20. 2026-08-29
    days on market $329,000 Active 134 DOM
21. 2026-08-28
    days on market $329,000 Active 133 DOM
22. 2026-08-27
    days on market $329,000 Active 132 DOM
23. 2026-08-26
    days on market $329,000 Active 131 DOM
24. 2026-08-25
    days on market $329,000 Active 130 DOM
25. 2026-08-24
    days on market $329,000 Active 129 DOM
26. 2026-08-23
    days on market $329,000 Active 128 DOM
27. 2026-08-22
    days on market $329,000 Active 127 DOM
28. 2026-08-21
    days on market $329,000 Active 126 DOM
29. 2026-08-20
    price $329,000 Active 125 DOM
30. 2026-08-20
    days on market $339,000 Active 125 DOM
31. 2026-08-19
    days on market $339,000 Active 124 DOM
32. 2026-08-18
    days on market $339,000 Active 123 DOM
33. 2026-08-17
    days on market $339,000 Active 122 DOM
34. 2026-08-16
    days on market $339,000 Active 121 DOM
35. 2026-08-15
    days on market $339,000 Active 120 DOM
36. 2026-08-15
    price $339,000 Active 119 DOM
37. 2026-08-14
    days on market $340,000 Active 119 DOM
38. 2026-08-13
    days on market $340,000 Active 118 DOM
39. 2026-08-12
    days on market $340,000 Active 117 DOM
40. 2026-08-11
    days on market $340,000 Active 116 DOM
41. 2026-08-10
    days on market $340,000 Active 115 DOM
42. 2026-08-09
    days on market $340,000 Active 114 DOM
43. 2026-08-08
    days on market $340,000 Active 113 DOM
44. 2026-08-07
    days on market $340,000 Active 112 DOM
45. 2026-08-06
    price $340,000 Active 111 DOM
46. 2026-08-06
    days on market $339,000 Active 111 DOM
47. 2026-08-05
    days on market $339,000 Active 110 DOM
48. 2026-08-04
    days on market $339,000 Active 109 DOM
49. 2026-08-03
    days on market $339,000 Active 108 DOM
50. 2026-07-31
    days on market $339,000 Active 105 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $25,605
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$2,160
• − Depreciation: −$9,571
• Taxable loss: −$15,232
• Est. tax savings @ 24.0%: +$3,656
• After-tax cash flow: $-5,560/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready townhome offers a spacious and modern living environment with minimal repairs needed. Upgrades in paint, flooring, and appliances would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet in bedrooms — Carpet can be outdated and is more comfortable for families ↑
• Both Upgrading kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Adding smart home features — Smart home features increase convenience and marketability ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Shady Grove Elementary A- NC #95/1,410 Nat'l #3,487/41,679 Middle William Ellis Middle C+ NC #87/475 Nat'l #2,785/14,009 High Davie County High B- NC #184/535 Nat'l #3,220/17,239

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

C Composite livability gradescore 67/100

Livability — Advance

• Score: 67/100
• State rank: #215
• US rank: #10250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,613 people
• City population: 16,247
• Metro: Winston-Salem, NC
• Population (ZIP): 16,247
• Household income: $96,580
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Directions available to community
• HOA & community: Association membership (Greensboro)Monthly association fee of $180Subdivision: Lybrook Village

Exterior

• Parking: Attached front-load garage with 2 spacesDriveway parkingPaved accessGarage door opener
• Security: Smoke detectorsDeadbolts
• Utilities: Public waterPublic sewerElectric water heater
• Home design: Residential townhouseStick/site built constructionTwo storiesNew construction (2026)Entry faces front
• Construction: Cement siding with stone accentsSlab foundationBuilt in 2026
• Exterior features: Community pool accessCleared lotPool house on propertyPrivate maintained road

Interior

• Kitchen: MicrowaveDishwasherRangeGas cooktopFree-standing rangeSolid surface countersKitchen islandPantry
• Bedrooms: Secondary bedrooms located on second levelLoft on second level
• Flooring: CarpetEngineered hardwoodTile
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central airForced air heatingZoned heatingNatural gas heating
• Interior features: Primary bedroom on main levelPulldown attic stairsDeadboltsKitchen islandPantrySolid surface counters
• Laundry & utility: Washer hookupDryer connectionMain level laundry

Price history

-3.1% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $365,000 Zillow
• 2026-06-01 Price Changed $365,000 Triad MLS
• 2026-04-18 Listed $376,555 Zillow
• 2026-04-17 Listed $376,555 Triad MLS