1312 Woodside Dr · Greensboro, NC 27405

$139,500

2 bd · 1.0 ba · 567 sqft · SingleFamily public records · 33 Days on market

Built 1948 8,712 sqft lot Est $147k · 5% 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 +14.3/30.0
• ARV discount +9.8/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A home that delivers the charm of a classic Greensboro Cottage with the feel of a fully refreshed modern home. Tucked beneath mature trees with fresh landscaping, this home offers updated exterior finishes, new Windows and Doors, a welcoming covered front Porch, newly graveled Driveway, and a peaceful backyard with room to relax. Inside, the bright interior features a clean modern feel with updated Kitchen and bath spaces, Granite countertops, SS appliances, and LVP flooring. The layout offers cozy, comfortable spaces both inside and out. Major system improvements provide peace of mind, including updated Plumbing, water heater, and Crawlspace improvements. Located near Downtown Greensboro, shopping, dining, parks, and major highways.

Key facts

• Covered front porch
• Updated kitchen
• Updated bath spaces

Tags

• COVERED FRONT PORCH
• NEWLY GRAVELED DRIVEWAY
• UPDATED EXTERIOR FINISHES
• UPDATED KITCHEN
• UPDATED BATH SPACES
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Site-built single-story (one level); Updated/remodeled condition; Architectural shingle roof; Vinyl siding
• Construction: Block foundation
• Exterior features: Covered front and side porches; Private yard; No pool; Lot approximately 0.2 acres (51 x 175 x 51 x 174); City street frontage on an asphalt, publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Granite counters; Living/dining room combination; Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $25 ($304/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 $109k (21.5% below list).
• Recommended offer: $109k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Irving Park Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 532 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); 386 active listings in the ZIP; 6 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 $964 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 33 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $140k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,465 (21.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $146,853
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 E Lindsay St	0.28mi	2/1.0	577 (+2%)	15mo	$149,500	$259	72
1819 Gatewood Ave	0.07mi	2/1.0	607 (+7%)	18mo	$129,000	$213	70

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-20,131
• Equity at exit: $20,800

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-11,850
• Equity at exit: $12,061

Cash invested: $39,060 (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: 386
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$732
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $25

Break-even live

Break-even rent $1,063

Max offer price $139,500

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $65	+0% $25	+5% $-14	+10% $-54
Rent	-10% $-61	-5% $-18	+0% $25	+5% $69	+10% $112
Rate	-1.0pp $96	-0.5pp $61	base $25	+0.5pp $-11	+1.0pp $-48

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Mcpherson St Unit 1914 Greensboro, NC	1.0	1.0	650	$750	$1.15	25d	1	0.87mi
711 Summit Ave Greensboro, NC	1.0	1.0	700	$1,025	$1.46	25d	1	0.99mi
402 Winston St Greensboro, NC	2.0	1.0	640	$1,150	$1.80	25d	1	1.08mi
717 Chestnut St Apt H Greensboro, NC	1.0	1.0	400	$795	$1.99	23d	1	1.11mi
900 E Cone Blvd Greensboro, NC	1.0–2.0	1.0–2.0	895	$1,242	$1.39	16d	20	1.39mi
3520 Calumet Pl Greensboro, NC	1.0	1.0	650	$1,150	$1.77	25d	1	1.42mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $139,500 Pending 33 DOM
2. 2026-06-15
   days on market $139,500 Active 32 DOM
3. 2026-06-14
   days on market $139,500 Active 30 DOM
4. 2026-06-10
   days on market $139,500 Active 27 DOM
5. 2026-06-09
   pricedays on market $139,500 Active 26 DOM
6. 2026-06-08
   days on market $149,500 Active 25 DOM
7. 2026-06-07
   days on market $149,500 Active 24 DOM
8. 2026-06-03
   days on market $149,500 Active 20 DOM
9. 2026-06-02
   days on market $149,500 Active 19 DOM
10. 2026-06-01
    days on market $149,500 Active 18 DOM
11. 2026-05-31
    days on market $149,500 Active 17 DOM
12. 2026-05-31
    days on market $149,500 Active 16 DOM
13. 2026-05-14
    listed $155,000 Active 744-char remark

    Show marketing remark (744 chars)

    A home that delivers the charm of a classic Greensboro Cottage with the feel of a fully refreshed modern home. Tucked beneath mature trees with fresh landscaping, this home offers updated exterior finishes, new Windows and Doors, a welcoming covered front Porch, newly graveled Driveway, and a peaceful backyard with room to relax. Inside, the bright interior features a clean modern feel with updated Kitchen and bath spaces, Granite countertops, SS appliances, and LVP flooring. The layout offers cozy, comfortable spaces both inside and out. Major system improvements provide peace of mind, including updated Plumbing, water heater, and Crawlspace improvements. Located near Downtown Greensboro, shopping, dining, parks, and major highways.

14. 2026-05-14
    listed $155,000 Active

    Show marketing remark (744 chars)

    A home that delivers the charm of a classic Greensboro Cottage with the feel of a fully refreshed modern home. Tucked beneath mature trees with fresh landscaping, this home offers updated exterior finishes, new Windows and Doors, a welcoming covered front Porch, newly graveled Driveway, and a peaceful backyard with room to relax. Inside, the bright interior features a clean modern feel with updated Kitchen and bath spaces, Granite countertops, SS appliances, and LVP flooring. The layout offers cozy, comfortable spaces both inside and out. Major system improvements provide peace of mind, including updated Plumbing, water heater, and Crawlspace improvements. Located near Downtown Greensboro, shopping, dining, parks, and major highways.

15. 2026-03-26
    soldstatus $52,500

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$547/yr (+$46/mo · 91.5%)

ⓘ 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 15% 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: $13,136
• − Mortgage interest: −$7,814
• − Property taxes: −$597
• − Insurance: −$698
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$4,058
• Taxable loss: −$2,133
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $816/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

+195.2% since first listed

3 events — show timeline

• 2026-05-14 Listed $155,000 TMLS
• 2026-05-14 Listed $155,000 Triad MLS
• 2026-03-26 Sold (Public Records) $52,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $597 · -1.0% YoY. Source: county tax records.