Haven TH Plan · Greensboro, NC 27405

$229,900

3 bd · 2.5 ba · 1,651 sqft · Townhouse · 155 Days on market

Good condition

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover The Haven Townhome, a versatile floorplan ranging in size from 1,651 square feet, featuring 3 Bedrooms and 2.5 Bathrooms to accommodate diverse family needs. On the First Floor, you'll find an inviting entryway with a Half Bathroom, convenient storage closets, and access to the Garage. The open living space on this level includes a Kitchen with a pantry, an expansive Great Room, and a welcoming Dining Room. The Second Floor offers an open Loft space for additional living and relaxation. The Primary Bedroom awaits, boasting a spacious Bathroom with a Walk-In Shower and an expansive Walk-In Closet, creating a personal oasis for homeowners.

Key facts

• Listed 154 days

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,995.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $222k (3.4% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.0% 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: Mcleansville Elementary (math 42% / reading 32%, grade F, #771 of 1,410 statewide, top 57%, 330 students, 99% FRL); Eastern Guilford Middle (math 26% / reading 38%, grade F, #317 of 475 statewide, top 68%, 980 students, 75% FRL); Eastern Guilford High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,198 students, 67% FRL) — zoned schools average 81% FRL vs 52% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 611 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• At $2,220/mo this rent would consume 56% of the median local household income ($47k/yr) (locally 18% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 155 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $249,995
• List price: $229,900
• Delta: -8.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Cannington Ave #150	0.06mi	3/2.5	1,651 (0%)	0mo	$239,500	$145	97
3703 Biddle St #86	0.02mi	3/2.5	1,651 (0%)	3mo	$259,000	$157	96
3805 Biddle St #79	0.06mi	3/2.5	1,651 (0%)	3mo	$259,000	$157	95
264 Hirsch Way #59	0.11mi	3/2.5	1,651 (0%)	1mo	$239,500	$145	94
3809 Biddle St #77	0.06mi	3/2.5	1,651 (0%)	4mo	$250,000	$151	94
1511 Allegheny River St	0.18mi	3/2.5	1,558 (-6%)	1mo	$268,000	$172	81
908 Plum Creek Pl	0.14mi	3/2.5	1,558 (-6%)	4mo	$249,990	$160	81
910 Plum Creek Pl	0.15mi	3/2.5	1,470 (-11%)	2mo	$260,560	$177	74
1505 Allegheny River St	0.17mi	3/2.5	1,470 (-11%)	1mo	$265,520	$181	73
1409 Allegheny River St	0.13mi	3/2.5	1,470 (-11%)	4mo	$260,170	$177	72
902 Plum Creek Pl	0.14mi	3/2.5	1,470 (-11%)	6mo	$245,050	$167	70
1508 Allegheny River St	0.17mi	3/2.5	1,470 (-11%)	6mo	$246,050	$167	69

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-36,932
• Equity at exit: $37,275

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-22,065
• Equity at exit: $21,615

Cash invested: $69,999 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 20 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $249,995 ($165/sqft)
• Median days on market: 32 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.0% vs current asking $/sqft

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

ZIP-level market 27405

• Home prices YoY: -20.6%
• Rents YoY: 3.8%
• Active inventory: 611
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $26

Break-even live

Break-even rent $2,187

Max offer price $249,995

Occupancy floor 94%

Sensitivity live

Price	-10% $199	-5% $113	+0% $26	+5% $-60	+10% $-146
Rent	-10% $-149	-5% $-61	+0% $26	+5% $114	+10% $202
Rate	-1.0pp $152	-0.5pp $90	base $26	+0.5pp $-38	+1.0pp $-104

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: $62,499
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Murraylane Rd Unit 1391420P Greensboro, NC	4.0	2.0	1894	$3,535	$1.87	0d	1	1.34mi
306 Murraylane Rd Greensboro, NC	3.0	2.0	1330	$1,815	$1.36	110d	1	1.34mi
308 Oferrell St Greensboro, NC	4.0	2.5	1762	$1,925	$1.09	6d	1	1.42mi

Property features AI

Finance

• Financial info: List price $259,000

Exterior

• Home design: Townhome plan (Haven TH)
• Exterior features: Living area approximately 1651

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan home (Haven TH)

Listing history 50 events

1. 2026-09-24
   days on market $229,900 Active 155 DOM
2. 2026-09-23
   days on market $229,900 Active 154 DOM
3. 2026-09-22
   days on market $229,900 Active 153 DOM
4. 2026-09-21
   days on market $229,900 Active 152 DOM
5. 2026-09-20
   pricedays on market $229,900 Active 151 DOM
6. 2026-09-19
   days on market $234,900 Active 150 DOM
7. 2026-09-18
   days on market $234,900 Active 149 DOM
8. 2026-09-17
   days on market $234,900 Active 148 DOM
9. 2026-09-16
   days on market $234,900 Active 147 DOM
10. 2026-09-15
    days on market $234,900 Active 146 DOM
11. 2026-09-14
    days on market $234,900 Active 145 DOM
12. 2026-09-13
    days on market $234,900 Active 144 DOM
13. 2026-09-12
    days on market $234,900 Active 143 DOM
14. 2026-09-11
    days on market $234,900 Active 142 DOM
15. 2026-09-05
    days on market $234,900 Active 136 DOM
16. 2026-09-04
    days on market $234,900 Active 135 DOM
17. 2026-09-03
    pricedays on market $234,900 Active 134 DOM
18. 2026-08-31
    days on market $239,500 Active 131 DOM
19. 2026-08-30
    days on market $239,500 Active 130 DOM
20. 2026-08-29
    days on market $239,500 Active 129 DOM
21. 2026-08-28
    days on market $239,500 Active 128 DOM
22. 2026-08-27
    pricedays on market $239,500 Active 127 DOM
23. 2026-08-26
    days on market $239,900 Active 126 DOM
24. 2026-08-25
    days on market $239,900 Active 125 DOM
25. 2026-08-24
    days on market $239,900 Active 124 DOM
26. 2026-08-23
    days on market $239,900 Active 123 DOM
27. 2026-08-22
    days on market $239,900 Active 122 DOM
28. 2026-08-21
    days on market $239,900 Active 121 DOM
29. 2026-08-20
    days on market $239,900 Active 120 DOM
30. 2026-08-19
    days on market $239,900 Active 119 DOM
31. 2026-08-18
    days on market $239,900 Active 118 DOM
32. 2026-08-17
    days on market $239,900 Active 117 DOM
33. 2026-08-16
    days on market $239,900 Active 116 DOM
34. 2026-08-15
    days on market $239,900 Active 115 DOM
35. 2026-08-15
    days on market $239,900 Active 114 DOM
36. 2026-08-13
    days on market $239,900 Active 113 DOM
37. 2026-08-11
    days on market $239,900 Active 111 DOM
38. 2026-08-10
    days on market $239,900 Active 110 DOM
39. 2026-08-09
    days on market $239,900 Active 109 DOM
40. 2026-08-08
    days on market $239,900 Active 108 DOM
41. 2026-08-07
    days on market $239,900 Active 107 DOM
42. 2026-08-06
    price $239,900 Active 106 DOM
43. 2026-08-06
    days on market $249,500 Active 106 DOM
44. 2026-08-05
    days on market $249,500 Active 105 DOM
45. 2026-08-03
    pricedays on market $249,500 Active 103 DOM
46. 2026-07-31
    days on market $239,500 Active 100 DOM
47. 2026-07-30
    days on market $239,500 Active 99 DOM
48. 2026-07-29
    days on market $239,500 Active 98 DOM
49. 2026-07-27
    days on market $239,500 Active 96 DOM
50. 2026-07-25
    days on market $239,500 Active 94 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: $26,642
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$7,273
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,251/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,255–$24,765 screening

The Haven Townhome is in good condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and attract buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value energy savings. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Mcleansville Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Eastern Guilford Middle F NC #317/475 Nat'l #8,317/14,009 High Eastern Guilford High F NC #454/535 Nat'l #10,806/17,239

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): 54,303
• Household income: $47,431
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 18% of renters

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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%

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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%

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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

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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 $259,000

Exterior

• Home design: Townhome plan (Haven TH)
• Exterior features: Living area approximately 1651

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan home (Haven TH)