Bedford A Plan · Greensboro, NC 27410

$266,806

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 158 Days on market

Excellent condition

---

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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Listed 157 days

Tags

• COVERED PORCH
• OUTDOOR ENTERTAINMENT SPACE

🏗️ New construction. The $266,806 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,568.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-566 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (24.4% below list).
• Recommended offer: $202k (24.4% below list) — sets the bar for 1% rule.

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: Claxton Elementary (math 53% / reading 58%, grade C, #293 of 1,410 statewide, top 21%, 490 students, 52% FRL); Kernodle Middle (math 62% / reading 60%, grade B+, #40 of 475 statewide, top 9%, 745 students, 40% FRL); Western Guilford High (math 42% / reading 60%, grade D+, #303 of 535 statewide, top 57%, 1,444 students, 61% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Guilford County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.6%/yr); 673 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 158 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,833 (24.4% 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 158 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $312,568
• List price: $266,806
• Delta: -14.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3904 Talmaga Ln	0.30mi	4/2.0	1,696 (-1%)	6mo	$319,900	$189	79
3209 Bardwell Rd	0.57mi	3/2.0 (-1)	1,778 (+3%)	4mo	$362,500	$204	60
3803 Plantation Dr	0.25mi	3/2.0 (-1)	1,971 (+15%)	13mo	$379,000	$192	48
3015 Amidon Dr	0.44mi	4/3.0	1,618 (-6%)	23mo	$324,500	$201	46
3401 Bardwell Rd	0.64mi	4/2.5	1,938 (+13%)	5mo	$380,000	$196	43
5610 Bledsoe Dr	0.72mi	3/2.0 (-1)	1,558 (-9%)	12mo	$260,000	$167	36
3103 Bannock Ln	0.50mi	4/2.5	1,948 (+13%)	24mo	$360,000	$185	33
3302 Bardwell Rd	0.62mi	3/2.0 (-1)	1,464 (-15%)	12mo	$325,000	$222	31
3406 Bardwell Rd	0.71mi	3/2.5 (-1)	1,588 (-8%)	22mo	$345,000	$217	29

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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.07×
• Total profit: $-81,290
• Equity at exit: $46,605

10-year hold

• IRR: -17.8%
• Equity multiple: -0.07×
• Total profit: $-93,894
• Equity at exit: $27,025

Cash invested: $87,519 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 11 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $324,900 ($179/sqft)
• Median days on market: 145 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

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

ZIP-level market 27410

• Rents YoY: 5.6%
• Active inventory: 673
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,639
• Tax est. 1.5%: −$391 /mo · $4,689/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-566

Break-even live

Break-even rent $2,734

Max offer price $230,724

Occupancy floor —

Sensitivity live

Price	-10% $-350	-5% $-458	+0% $-566	+5% $-674	+10% $-782
Rent	-10% $-725	-5% $-645	+0% $-566	+5% $-486	+10% $-406
Rate	-1.0pp $-408	-0.5pp $-486	base $-566	+0.5pp $-647	+1.0pp $-729

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: $78,142
• Closing costs: $9,377
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Cambridge Oak Cir Greensboro, NC	3.0	2.5	1558	$1,850	$1.19	107d	1	0.20mi
4002 Talmaga Ln Greensboro, NC	3.0	2.0	1456	$1,850	$1.27	10d	1	0.26mi
1509 New Garden Rd Greensboro, NC	1.0–3.0	1.0–2.0	1060	$1,795	$1.69	155d	15	0.58mi
80 Tannenbaum Cir Greensboro, NC	3.0	3.5	1980	$1,990	$1.01	107d	1	0.61mi
1815 New Bedford Dr Greensboro, NC	3.0	2.0	1212	$1,825	$1.51	160d	1	0.62mi
1511 New Garden Rd Greensboro, NC	1.0–3.0	1.0–2.0	1090	$1,891	$1.73	0d	17	0.63mi
55 Tannenbaum Cir Greensboro, NC	3.0	2.5	1367	$1,700	$1.24	2d	1	0.67mi
12 Tannenbaum Cir Unit 1 Greensboro, NC	3.0	2.5	1355	$1,850	$1.37	164d	1	0.73mi
4126 Macbeth ST Greensboro, NC	3.0–4.0	2.5–3.5	1917	$3,550	$1.85	10d	19	0.77mi
5618 Harbor House Dr Greensboro, NC	3.0	2.5	1518	$1,825	$1.20	107d	1	0.87mi
4 Ashton Ct Greensboro, NC	3.0	2.5	1804	$1,300	$0.72	10d	1	0.98mi
1921 New Garden Rd Greensboro, NC	1.0–3.0	1.0–2.0	1019	$1,687	$1.66	0d	8	0.99mi
6 Spring Oak Ct Greensboro, NC	4.0	2.5	2205	$2,700	$1.22	51d	1	1.14mi
3520 Drawbridge Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	949	$1,675	$1.77	2d	19	1.40mi
703 Dusk Vis WAY Greensboro, NC	3.0	2.5	1618	$1,795	$1.11	41d	1	1.44mi
3805 Fox Hollow Rd Greensboro, NC	3.0	2.0	1830	$2,300	$1.26	10d	1	1.44mi
709 Dusk Vis Way Greensboro, NC	3.0	2.5	1745	$2,200	$1.26	107d	1	1.45mi
1413 Grantland Pl Unit 1 Greensboro, NC	3.0	2.0	1390	$1,800	$1.29	51d	1	1.45mi
702 Dusk Vista Way Greensboro, NC	3.0	2.5	1618	$1,795	$1.11	10d	1	1.46mi
907 Elderberry Way Greensboro, NC	3.0	2.5	1618	$1,995	$1.23	164d	1	1.48mi

Property features AI

Finance

• Financial info: List price $258,290

Exterior

• Home design: Single-family plan named Bedford AEntry listed as Bedford A Plan, Greensboro, NC
• Construction: New construction (Plan)Living area approximately 1,720 (as listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bedford A (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $266,806 Active 158 DOM
2. 2026-11-07
   days on market $266,806 Active 157 DOM
3. 2026-11-06
   days on market $266,806 Active 156 DOM
4. 2026-11-05
   days on market $266,806 Active 155 DOM
5. 2026-11-04
   days on market $266,806 Active 154 DOM
6. 2026-11-02
   days on market $266,806 Active 152 DOM
7. 2026-11-01
   days on market $266,806 Active 151 DOM
8. 2026-10-31
   days on market $266,806 Active 150 DOM
9. 2026-10-30
   days on market $266,806 Active 149 DOM
10. 2026-10-29
    days on market $266,806 Active 148 DOM
11. 2026-10-28
    days on market $266,806 Active 147 DOM
12. 2026-10-27
    days on market $266,806 Active 146 DOM
13. 2026-10-26
    days on market $266,806 Active 145 DOM
14. 2026-10-26
    days on market $266,806 Active 144 DOM
15. 2026-10-24
    days on market $266,806 Active 143 DOM
16. 2026-10-23
    days on market $266,806 Active 142 DOM
17. 2026-10-22
    days on market $266,806 Active 141 DOM
18. 2026-10-21
    days on market $266,806 Active 140 DOM
19. 2026-10-20
    days on market $266,806 Active 139 DOM
20. 2026-10-19
    days on market $266,806 Active 138 DOM
21. 2026-10-18
    days on market $266,806 Active 137 DOM
22. 2026-10-17
    days on market $266,806 Active 136 DOM
23. 2026-10-16
    days on market $266,806 Active 135 DOM
24. 2026-10-15
    days on market $266,806 Active 134 DOM
25. 2026-10-14
    days on market $266,806 Active 133 DOM
26. 2026-10-13
    days on market $266,806 Active 132 DOM
27. 2026-10-12
    pricedays on market $266,806 Active 131 DOM
28. 2026-10-11
    days on market $262,578 Active 130 DOM
29. 2026-10-10
    days on market $262,578 Active 129 DOM
30. 2026-10-09
    days on market $262,578 Active 128 DOM
31. 2026-10-08
    days on market $262,578 Active 127 DOM
32. 2026-10-07
    days on market $262,578 Active 126 DOM
33. 2026-10-06
    days on market $262,578 Active 125 DOM
34. 2026-10-05
    days on market $262,578 Active 124 DOM
35. 2026-10-04
    days on market $262,578 Active 123 DOM
36. 2026-10-03
    days on market $262,578 Active 122 DOM
37. 2026-10-02
    days on market $262,578 Active 121 DOM
38. 2026-10-01
    days on market $262,578 Active 120 DOM
39. 2026-09-30
    days on market $262,578 Active 119 DOM
40. 2026-09-29
    days on market $262,578 Active 118 DOM
41. 2026-09-28
    days on market $262,578 Active 117 DOM
42. 2026-09-27
    days on market $262,578 Active 116 DOM
43. 2026-09-25
    days on market $262,578 Active 114 DOM
44. 2026-09-24
    days on market $262,578 Active 113 DOM
45. 2026-09-23
    days on market $262,578 Active 112 DOM
46. 2026-09-22
    days on market $262,578 Active 111 DOM
47. 2026-09-21
    days on market $262,578 Active 110 DOM
48. 2026-09-20
    days on market $262,578 Active 109 DOM
49. 2026-09-19
    days on market $262,578 Active 108 DOM
50. 2026-09-18
    days on market $262,578 Active 107 DOM

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

Taxation est. · year 1

• Rental income: $24,220
• − Mortgage interest: −$17,509
• − Property taxes: −$4,689
• − Insurance: −$1,563
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$9,093
• Taxable loss: −$12,508
• Est. tax savings @ 24.0%: +$3,002
• After-tax cash flow: $-3,785/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 · 13 photos

Excellent 95/100 None rehab

This classic cottage is in excellent condition with a well-maintained exterior and interior. It offers a spacious floor plan and modern finishes, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Claxton Elementary C NC #293/1,410 Nat'l #9,513/41,679 Middle Kernodle Middle B+ NC #40/475 Nat'l #1,667/14,009 High Western Guilford High D+ NC #303/535 Nat'l #5,320/17,239

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

A Composite livability gradescore 81/100

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 · 584,596 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 54,921
• Household income: $85,291
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 11% of renters

---

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -245.81%
• Current HPI: 222.1685
• Rent YoY: ▲ 5.57%
• 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

Property features AI

Finance

• Financial info: List price $258,290

Exterior

• Home design: Single-family plan named Bedford AEntry listed as Bedford A Plan, Greensboro, NC
• Construction: New construction (Plan)Living area approximately 1,720 (as listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bedford A (new construction plan)