5737 Bramblegate Rd Unit F · Greensboro, NC 27409

$134,699

2 bd · 2.5 ba · 1,054 sqft · Condo public records · 62 Days on market

Built 1975 $256/mo HOA · 18% 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• 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

Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

Key facts

• Newer flooring
• Spacious back patio
• Garden space

Tags

• NEWER FLOORING
• UPDATED BATHROOM VANITIES
• CUSTOM STONE FIREPLACE
• PELLA SLIDING GLASS DOORS
• SPACIOUS BACK PATIO
• GARDEN SPACE

Property features AI

Finance

• Other: Private maintained road; Subdivision: Bramblegate Condos; No pool; No guest house
• HOA & community: Greensboro association; Monthly association fee of $256

Exterior

• Parking: Assigned parking
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condominium; Stick/Site built; Two levels; Built in 1975; Living room fireplace
• Construction: Masonite exterior; Slab foundation
• Exterior features: Fenced yard; Near public transit; Public transportation nearby

Interior

• Kitchen: Appliance center; Dishwasher; Disposal; Free‑standing range
• Bedrooms: Upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Ceiling fans; Deadbolt locks
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $3 ($31/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Florence Elementary (math 59% / reading 51%, grade C, #299 of 1,410 statewide, top 21%, 633 students, 55% FRL); Southwest Guilford Middle (math 35% / reading 51%, grade D-, #191 of 475 statewide, top 41%, 1,101 students, 55% FRL); Southwest Guilford High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,662 students, 51% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 77 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $931 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 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $135k implies a 69% gain — meaningful room to come down on a strong offer.

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 $126,617 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 8.0

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-24,041
• Equity at exit: $20,084

10-year hold

• IRR: -15.6%
• Equity multiple: 0.20×
• Total profit: $-30,123
• Equity at exit: $11,646

Cash invested: $37,716 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$706
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$56
• HOA: −$256
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $3

Break-even live

Break-even rent $1,398

Max offer price $134,699

Occupancy floor 95%

Sensitivity live

Price	-10% $79	-5% $41	+0% $3	+5% $-36	+10% $-74
Rent	-10% $-108	-5% $-53	+0% $3	+5% $58	+10% $113
Rate	-1.0pp $70	-0.5pp $37	base $3	+0.5pp $-32	+1.0pp $-68

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: $33,675
• Closing costs: $4,041
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5735 Bramblegate Rd Unit 5735-G Greensboro, NC	2.0	2.5	1152	$1,500	$1.30	16d	1	0.02mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	25d	1	0.08mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	21d	1	0.08mi
5661 Hornaday Rd Unit G Greensboro, NC	2.0	1.0	836	$1,195	$1.43	25d	1	0.10mi
800 Folly Ct Greensboro, NC	3.0	2.0	1248	$1,650	$1.32	25d	1	0.12mi
5814 Battery Dr Greensboro, NC	2.0	2.5	1368	$1,375	$1.01	25d	1	0.14mi
5637 Hornaday Rd Unit A Greensboro, NC	2.0	1.0	836	$1,295	$1.55	16d	1	0.14mi
5715 Bramblegate Rd Greensboro, NC	2.0	2.5	1054	$1,245	$1.18	25d	1	0.15mi
5701 Battery Dr Greensboro, NC	2.0	2.0	1250	$1,400	$1.12	21d	1	0.18mi
1402 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1047	$1,562	$1.49	21d	13	0.98mi
6227 Nile Pl Greensboro, NC	1.0–2.0	1.0–2.0	831	$1,365	$1.64	23d	38	1.04mi
407 Guilford College Rd Greensboro, NC	1.0–2.0	1.0–2.0	865	$1,284	$1.48	16d	6	1.04mi
405 Tullow Trl Greensboro, NC	1.0–3.0	1.0–2.0	1174	$1,628	$1.39	16d	10	1.07mi
4750 Piedmont Pkwy Unit 405 Jamestown, NC	2.0	2.5	1359	$1,845	$1.36	25d	1	1.07mi
4750 Piedmont Pkwy Unit 207 Jamestown, NC	2.0	2.5	1461	$1,870	$1.28	25d	1	1.07mi
4750 Piedmont Pkwy Unit 214 Jamestown, NC	1.0	1.0	974	$1,445	$1.48	25d	1	1.07mi
310 Bridford Downs Dr Greensboro, NC	2.0	2.5	1360	$2,500	$1.84	25d	1	1.29mi
1521 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1120	$1,513	$1.35	16d	31	1.41mi
4480 Platinum Dr Unit 4415-2A Greensboro, NC	1.0	1.5	834	$1,225	$1.47	25d	1	1.42mi
4480 Platinum Dr Unit 3868-2A Greensboro, NC	2.0	2.0	1295	$1,470	$1.14	25d	1	1.42mi
4480 Platinum Dr Unit 3859-2D Greensboro, NC	3.0	2.0	1417	$1,600	$1.13	25d	1	1.42mi
4480 Platinum Dr Unit 4428-2B Greensboro, NC	1.0	1.5	883	$1,250	$1.42	25d	1	1.42mi
4480 Platinum Dr Unit 4450-1C Greensboro, NC	2.0	2.0	1123	$1,420	$1.26	25d	1	1.42mi
5269 Hilltop Rd Greensboro, NC	1.0–3.0	1.0–2.0	1014	$1,346	$1.33	16d	28	1.44mi
4227 Edith Ln Unit A Greensboro, NC	2.0	1.0	938	$1,500	$1.60	16d	1	1.45mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-22
   days on market $134,699 Active 62 DOM
2. 2026-06-18
   days on market $134,699 Active 59 DOM
3. 2026-06-17
   days on market $134,699 Active 58 DOM
4. 2026-06-16
   days on market $134,699 Active 57 DOM
5. 2026-06-15
   days on market $134,699 Active 56 DOM
6. 2026-06-14
   days on market $134,699 Active 54 DOM
7. 2026-06-10
   days on market $134,699 Active 51 DOM
8. 2026-06-09
   days on market $134,699 Active 50 DOM
9. 2026-06-08
   days on market $134,699 Active 49 DOM
10. 2026-06-07
    days on market $134,699 Active 48 DOM
11. 2026-06-03
    days on market $134,699 Active 44 DOM
12. 2026-06-02
    days on market $134,699 Active 43 DOM
13. 2026-06-01
    days on market $134,699 Active 42 DOM
14. 2026-05-31
    days on market $134,699 Active 41 DOM
15. 2026-05-31
    pricedays on market $134,699 Active 40 DOM
16. 2026-05-22
    price $134,899
17. 2026-05-06
    price $134,999
18. 2026-05-02
    price $139,500
19. 2026-04-20
    listed $139,999 Active
20. 2021-03-05
    soldstatus $79,900 Closed 666-char remark

    Show marketing remark (666 chars)

    Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

21. 2021-03-05
    soldstatus $80,000

    Show marketing remark (666 chars)

    Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

22. 2021-02-21
    status Pending 666-char remark

    Show marketing remark (666 chars)

    Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

23. 2021-02-01
    historical Due Diligence Period 666-char remark

    Show marketing remark (666 chars)

    Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

24. 2021-01-30
    listed $79,900 Active 666-char remark

    Show marketing remark (666 chars)

    Beautifully revovated 2 bed 2.5 bath condo conveniently located off Guilford College Road near tons of shopping and dining with easy highway access. Updates include new flooring throughout, fresh paint, new bathroom vanities/toilets/mirrors/lights/exhaust fans, ceiling fans in bedrooms, kitchen countertops/light fixture, painted cabinets and storm door. Other features include gorgeous custom stone fireplace w/ live edge wood mantle, combo lock on front door and Pella sliding glass doors that leads to spacious back patio w/ garden space, privacy fence, storage room and gate that leads to open area and swing set. This is a must see! Hurry, won't last long!

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$74/yr (+$6/mo · 7.2%)

ⓘ 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 13% 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: $16,815
• − Mortgage interest: −$7,545
• − Property taxes: −$1,031
• − Insurance: −$673
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$3,072
• − Depreciation: −$3,919
• Taxable loss: −$2,115
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $539/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

+68.8% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $134,899 Triad MLS
• 2026-05-06 Price Changed $134,999 Triad MLS
• 2026-05-02 Price Changed $139,500 Triad MLS
• 2026-04-20 Listed $139,999 Triad MLS
• 2021-03-05 Sold (Public Records) $80,000 Public Records
• 2021-03-05 Sold (MLS) $79,900 Triad MLS
• 2021-02-21 Pending — Triad MLS
• 2021-02-01 Contingent — Triad MLS
• 2021-01-30 Listed $79,900 Triad MLS

Property tax history

+7.9%/yr

Latest (2025): $1,031 · -1.0% YoY. Source: county tax records.