5715 Bramblegate Rd Unit F · Greensboro, NC 27409

$119,900

2 bd · 2.5 ba · 1,054 sqft · Condo public records · 130 Days on market

Built 1975 $256/mo HOA · 18% of rent

---

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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.4/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Showings will start SATURDAY! Fantastic Investment property! Two bedrooms with their own private bathrooms. Enclosed private patio. Entire unit was updated within the last year. Everything from new flooring and cabinets to fresh paint and light fixtures. Conveniently located to PTI airport, restaurants and shopping. A stone's throw away from I-40.

Key facts

• $256 HOA
• Community pool
• Built 1975

Property features AI

Finance

• Other: Private maintained road
• HOA & community: Part of Bramblegate Condos; Greensboro association; Monthly association fee

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential condominium; Stick/Site built construction; Two levels; Built in 1975; Existing property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Fenced yard with privacy fencing; Community pool; Located near public transit; Situated on a cul-de-sac; Public transportation nearby

Interior

• Kitchen: Free-standing range
• Bedrooms: Second level bedrooms (two rooms listed on second level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Heat pump; Forced air heating; Electric heating
• Interior features: Ceiling fan(s); Kitchen island
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+1.2%/yr); 77 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $829 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 130 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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: 1.18% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-16,052
• Equity at exit: $17,877

10-year hold

• IRR: -8.4%
• Equity multiple: 0.52×
• Total profit: $-15,981
• Equity at exit: $10,367

Cash invested: $33,572 (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 27409

• Home prices YoY: -15.3%
• Rents YoY: 1.2%
• Active inventory: 77
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$50
• HOA: −$256
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $90

Break-even live

Break-even rent $1,299

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $158	-5% $124	+0% $90	+5% $57	+10% $23
Rent	-10% $-21	-5% $35	+0% $90	+5% $146	+10% $202
Rate	-1.0pp $151	-0.5pp $121	base $90	+0.5pp $59	+1.0pp $28

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5715 Bramblegate Rd Greensboro, NC	2.0	2.5	1054	$1,245	$1.18	24d	1	0.02mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	24d	1	0.05mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	20d	1	0.05mi
5701 Battery Dr Greensboro, NC	2.0	2.0	1250	$1,400	$1.12	20d	1	0.08mi
800 Folly Ct Greensboro, NC	3.0	2.0	1248	$1,650	$1.32	24d	1	0.09mi
5735 Bramblegate Rd Unit 5735-G Greensboro, NC	2.0	2.5	1152	$1,500	$1.30	15d	1	0.12mi
5661 Hornaday Rd Unit G Greensboro, NC	2.0	1.0	836	$1,195	$1.43	24d	1	0.22mi
5814 Battery Dr Greensboro, NC	2.0	2.5	1368	$1,375	$1.01	24d	1	0.24mi
5637 Hornaday Rd Unit A Greensboro, NC	2.0	1.0	836	$1,295	$1.55	15d	1	0.27mi
1402 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1047	$1,562	$1.49	20d	13	0.85mi
405 Tullow Trl Greensboro, NC	1.0–3.0	1.0–2.0	1174	$1,628	$1.39	15d	10	0.94mi
407 Guilford College Rd Greensboro, NC	1.0–2.0	1.0–2.0	865	$1,284	$1.48	15d	6	1.00mi
6227 Nile Pl Greensboro, NC	1.0–2.0	1.0–2.0	831	$1,365	$1.64	22d	38	1.02mi
4750 Piedmont Pkwy Unit 207 Jamestown, NC	2.0	2.5	1461	$1,870	$1.28	24d	1	1.08mi
4750 Piedmont Pkwy Unit 405 Jamestown, NC	2.0	2.5	1359	$1,845	$1.36	24d	1	1.08mi
4750 Piedmont Pkwy Unit 214 Jamestown, NC	1.0	1.0	974	$1,445	$1.48	24d	1	1.08mi
310 Bridford Downs Dr Greensboro, NC	2.0	2.5	1360	$2,500	$1.84	24d	1	1.16mi
1521 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1120	$1,513	$1.35	15d	31	1.29mi
4227 Edith Ln Unit A Greensboro, NC	2.0	1.0	938	$1,500	$1.60	15d	1	1.35mi
5269 Hilltop Rd Greensboro, NC	1.0–3.0	1.0–2.0	1014	$1,346	$1.33	15d	28	1.36mi
1338 Adams Farm Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1124	$1,450	$1.29	15d	23	1.41mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $119,900 Active 130 DOM
2. 2026-06-17
   days on market $119,900 Active 129 DOM
3. 2026-06-16
   days on market $119,900 Active 128 DOM
4. 2026-06-15
   days on market $119,900 Active 127 DOM
5. 2026-06-14
   days on market $119,900 Active 125 DOM
6. 2026-06-10
   days on market $119,900 Active 122 DOM
7. 2026-06-09
   days on market $119,900 Active 121 DOM
8. 2026-06-08
   days on market $119,900 Active 120 DOM
9. 2026-06-07
   days on market $119,900 Active 119 DOM
10. 2026-06-03
    days on market $119,900 Active 115 DOM
11. 2026-06-02
    days on market $119,900 Active 114 DOM
12. 2026-06-01
    days on market $119,900 Active 113 DOM
13. 2026-05-31
    days on market $119,900 Active 112 DOM
14. 2026-05-31
    days on market $119,900 Active 111 DOM
15. 2026-05-14
    price $119,900
16. 2026-02-09
    listed $129,900 Active
17. 2026-02-08
    historical $129,900
18. 2022-07-22
    soldstatus $128,000
19. 2022-07-21
    soldstatus $128,000 Closed 352-char remark

    Show marketing remark (352 chars)

    Showings will start SATURDAY! Fantastic Investment property! Two bedrooms with their own private bathrooms. Enclosed private patio. Entire unit was updated within the last year. Everything from new flooring and cabinets to fresh paint and light fixtures. Conveniently located to PTI airport, restaurants and shopping. A stone's throw away from I-40.

20. 2022-06-13
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Showings will start SATURDAY! Fantastic Investment property! Two bedrooms with their own private bathrooms. Enclosed private patio. Entire unit was updated within the last year. Everything from new flooring and cabinets to fresh paint and light fixtures. Conveniently located to PTI airport, restaurants and shopping. A stone's throw away from I-40.

21. 2022-06-11
    listed $115,000 Active 352-char remark

    Show marketing remark (352 chars)

    Showings will start SATURDAY! Fantastic Investment property! Two bedrooms with their own private bathrooms. Enclosed private patio. Entire unit was updated within the last year. Everything from new flooring and cabinets to fresh paint and light fixtures. Conveniently located to PTI airport, restaurants and shopping. A stone's throw away from I-40.

22. 2022-06-09
    historical $115,000 352-char remark

    Show marketing remark (352 chars)

    Showings will start SATURDAY! Fantastic Investment property! Two bedrooms with their own private bathrooms. Enclosed private patio. Entire unit was updated within the last year. Everything from new flooring and cabinets to fresh paint and light fixtures. Conveniently located to PTI airport, restaurants and shopping. A stone's throw away from I-40.

23. 1999-09-30
    soldstatus $63,000
24. 1988-06-01
    soldstatus $43,500
25. 1980-10-01
    soldstatus $35,000

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,093 · $91/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 ≥103°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,956
• − Mortgage interest: −$6,716
• − Property taxes: −$1,093
• − Insurance: −$600
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$3,072
• − Depreciation: −$3,488
• Taxable loss: −$726
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,260/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): 17,551
• Household income: $60,281
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 1396.0

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 0.66)
• Race & ethnicity: Black 41% White 40% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 2% Romanian 1% Slovak 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -42.18%
• Current HPI: 232.6805
• Rent YoY: ▲ 1.19%
• 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

+242.6% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $119,900 Triad MLS
• 2026-02-09 Listed $129,900 Triad MLS
• 2026-02-08 Coming Soon $129,900 Triad MLS
• 2022-07-22 Sold (Public Records) $128,000 Public Records
• 2022-07-21 Sold (MLS) $128,000 Triad MLS
• 2022-06-13 Pending — Triad MLS
• 2022-06-11 Listed $115,000 Triad MLS
• 2022-06-09 Coming Soon $115,000 Triad MLS
• 1999-09-30 Sold (Public Records) $63,000 Public Records
• 1988-06-01 Sold (Public Records) $43,500 Public Records
• 1980-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,093 · -1.0% YoY. Source: county tax records.