20 Sidney Marie Ct · Greensboro, NC 27407

$197,500

3 bd · 2.5 ba · 1,275 sqft · Townhouse public records · 4 Days on market

Built 2002 1,306 sqft lot Est $204k · at est.

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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 +17.5/30.0
• ARV discount +8.9/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer incentive seller will pay HOA dues for the remainder of 2020 with an acceptable offer!!! Beautiful move in ready 3 Bedroom 2.5 Bathroom townhouse with laminated hardwood floors throughout downstairs. Nice size kitchen with island. Great storage space throughout the home. Minutes from the heart of Greensboro with great shopping and restaurants. Features two community pools. Includes one year home warranty. Schedule to see it today!

Key facts

• Private back patio
• Neighborhood pool
• Center island

Tags

• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT MAIN LEVEL
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• PRIVATE BACK PATIO
• NEIGHBORHOOD POOL

Property features AI

Finance

• Other: Lot approximately 0.03 acre
• HOA & community: Part of an association (Rachel's Keep / Greensboro)

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Public water source; Electric water heater; Natural gas for heating
• Home design: Townhouse; Stick/site built; Built in 2002; Two levels; Existing structure; Storage structure on property
• Construction: Vinyl siding; Slab foundation
• Exterior features: No fencing; Community pool; Private maintained road; Public water

Interior

• Kitchen: Microwave; Dishwasher; Range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas); Electric water heater
• Interior features: Ceiling fans; Kitchen island
• Laundry & utility: Washer hookup on main level; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (8.7% below list).
• Recommended offer: $180k (8.7% below list) — sets the bar for 1% rule.
• 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 (+3.5%/yr); 221 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% of the median local income ($59k/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 $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $130k; list at $198k implies a 52% 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 $180,393 (8.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $204,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5302 Strasburg Dr	0.07mi	3/2.5	1,280 (+0%)	1mo	$205,000	$160	95
5116 Bartholomews Ln	0.17mi	2/2.5 (-1)	1,270 (-0%)	8mo	$226,900	$179	80
10 Raelans Cir	0.05mi	3/2.5	1,362 (+7%)	8mo	$217,500	$160	80
341 Malamute Ln	0.15mi	2/2.5 (-1)	1,320 (+4%)	7mo	$195,000	$148	76
5430 Strasburg Dr	0.14mi	2/2.5 (-1)	1,336 (+5%)	8mo	$218,500	$164	74
222 Bridford Downs Dr	0.28mi	3/2.5	1,402 (+10%)	9mo	$228,000	$163	63
137 Bridford Downs Dr #137	0.36mi	2/2.5 (-1)	1,360 (+7%)	8mo	$210,000	$154	60
917 Shelby Dr Unit D	0.63mi	2/2.5 (-1)	1,323 (+4%)	3mo	$180,000	$136	57
299 Malamute Ln	0.14mi	2/2.5 (-1)	1,085 (-15%)	8mo	$201,000	$185	57
4335 Edith Ln Unit C	0.67mi	2/2.5 (-1)	1,344 (+5%)	6mo	$190,000	$141	50
911 E Shelby Dr	0.68mi	2/2.5 (-1)	1,332 (+4%)	8mo	$165,000	$124	50
811 Ashebrook Dr #101	0.69mi	2/2.5 (-1)	1,332 (+4%)	8mo	$143,500	$108	49

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 · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-21,352
• Equity at exit: $29,448

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,355
• Equity at exit: $17,076

Cash invested: $55,300 (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: 221
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,036
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $153

Break-even live

Break-even rent $1,610

Max offer price $197,500

Occupancy floor 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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Bridford Downs Dr Greensboro, NC	2.0	2.5	1360	$2,500	$1.84	23d	1	0.20mi
405 Tullow Trl Greensboro, NC	1.0–3.0	1.0–2.0	1174	$1,890	$1.61	14d	10	0.22mi
1402 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1047	$1,839	$1.76	19d	13	0.53mi
4227 Edith Ln Unit A Greensboro, NC	2.0	1.0	938	$1,500	$1.60	14d	1	0.70mi
1521 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1120	$1,888	$1.68	14d	31	0.75mi
4708 Wakewood Dr Greensboro, NC	4.0	2.0	1684	$2,065	$1.23	23d	1	0.95mi
4725 Pennoak Rd Greensboro, NC	3.0	2.0	1650	$1,700	$1.03	14d	1	1.00mi
5715 Bramblegate Rd Greensboro, NC	2.0	2.5	1054	$1,245	$1.18	23d	1	1.10mi
5701 Battery Dr Greensboro, NC	2.0	2.0	1250	$1,400	$1.12	19d	1	1.11mi
407 Guilford College Rd Greensboro, NC	1.0–2.0	1.0–2.0	865	$1,284	$1.48	14d	6	1.12mi
2 Chaucer Ct Greensboro, NC	3.0	2.0	1620	$2,050	$1.27	19d	1	1.14mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	19d	1	1.17mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	23d	1	1.17mi
800 Folly Ct Greensboro, NC	3.0	2.0	1248	$1,650	$1.32	23d	1	1.18mi
4702 Pennoak Ln Greensboro, NC	2.0	2.0	1188	$1,100	$0.93	19d	1	1.21mi
5735 Bramblegate Rd Unit 5735-G Greensboro, NC	2.0	2.5	1152	$1,500	$1.30	14d	1	1.24mi
30 Brandy Dr Greensboro, NC	2.0	2.0	1176	$1,750	$1.49	23d	1	1.24mi
1338 Adams Farm Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1124	$1,755	$1.56	14d	23	1.26mi
6227 Nile Pl Greensboro, NC	1.0–2.0	1.0–2.0	831	$1,365	$1.64	21d	38	1.30mi
2606 Pennoak Way Greensboro, NC	2.0	2.0	1190	$1,322	$1.11	23d	2	1.31mi
5269 Hilltop Rd Greensboro, NC	1.0–3.0	1.0–2.0	1014	$1,648	$1.62	14d	28	1.33mi
5504 Richland St Greensboro, NC	3.0	2.0	1344	$2,000	$1.49	23d	1	1.33mi
5721 Friendswood Dr Greensboro, NC	3.0	1.5	1566	$2,060	$1.32	23d	1	1.36mi
5814 Battery Dr Greensboro, NC	2.0	2.5	1368	$1,375	$1.01	23d	1	1.36mi
5 Sedgelane Ct Greensboro, NC	3.0	2.0	1565	$1,920	$1.23	14d	1	1.47mi

Listing history 5 events

1. 2026-06-18
   days on market $197,500 Active 4 DOM
2. 2026-06-17
   days on market $197,500 Active 3 DOM
3. 2026-06-16
   days on market $197,500 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $197,500 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 5/10 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: $21,647
• − Mortgage interest: −$11,063
• − Property taxes: −$1,845
• − Insurance: −$988
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$5,745
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,190/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

+31.8% since first listed

8 events — show timeline

• 2026-06-14 Listed $197,500 Triad MLS
• 2020-06-05 Delisted — Triad MLS
• 2020-06-05 Sold (Public Records) $130,000 Public Records
• 2020-06-05 Sold (MLS) $130,000 Triad MLS
• 2020-05-21 Pending — Triad MLS
• 2020-05-19 Price Changed $139,000 Triad MLS
• 2020-05-01 Price Changed $139,900 Triad MLS
• 2020-04-27 Listed $149,900 Triad MLS

Property tax history

+2.9%/yr

Latest (2025): $1,845 · -1.0% YoY. Source: county tax records.