3431 N Church St #307 · Greensboro, NC 27405

$150,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 19 Days on market

Built 2006 $90/mo HOA · 7% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Condo including two beds, two baths. New carpet! Freshly painted. Home is perfect for the investor looking to rent out or for the new owner looking for that first place to buy and begin their real estate journey! Come see today!

Key facts

• $90 HOA
• Parking
• Built 2006

Property features AI

Finance

• Other: Unit number 307
• HOA & community: Monthly association fee ($90) covering grounds and structure maintenance; Not a senior community

Exterior

• Parking: Open parking in a parking lot (1 space)
• Utilities: Public water; Public sewer
• Home design: House; One level
• Construction: Brick veneer exterior; Shingle roof; Other foundation; Built structure identified as a house
• Exterior features: Small lot (approximately 0.01 acre); Publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: Eat-in kitchen; Microwave
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.3% below list).
• Recommended offer: $127k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Mendenhall Middle (math 38% / reading 44%, grade F, #209 of 475 statewide, top 45%, 624 students, 62% FRL).
• Market conditions: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% of the median local income ($47k/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 $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 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $150k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,060 (15.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.85% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-24,715
• Equity at exit: $22,365

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-18,922
• Equity at exit: $12,969

Cash invested: $42,000 (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: 381
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$787
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$62
• HOA: −$90
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-23

Break-even live

Break-even rent $1,300

Max offer price $145,863

Occupancy floor 97%

Sensitivity live

Price	-10% $61	-5% $19	+0% $-23	+5% $-66	+10% $-108
Rent	-10% $-124	-5% $-74	+0% $-23	+5% $27	+10% $77
Rate	-1.0pp $52	-0.5pp $15	base $-23	+0.5pp $-62	+1.0pp $-102

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 N Church St Greensboro, NC	2.0	1.5	986	$925	$0.94	19d	1	0.02mi
200 Greenbriar Rd Greensboro, NC	1.0	1.0	900	$800	$0.89	24d	1	0.29mi
216 Matt Pl Greensboro, NC	3.0	1.0	1050	$1,295	$1.23	24d	1	0.38mi
3407 Derby Pl Greensboro, NC	3.0	1.0	1232	$1,175	$0.95	24d	1	0.40mi
309-G Pisgah Church Rd Greensboro, NC	1.0–2.0	1.0–2.0	1143	$2,481	$2.17	14d	10	0.42mi
3100 N Elm St Greensboro, NC	1.0–2.0	1.0–2.0	854	$1,450	$1.70	14d	21	0.43mi
500 Spicewood Dr Greensboro, NC	2.0	1.0	1050	$1,100	$1.05	24d	1	0.47mi
501 Greenbriar Rd Unit F Greensboro, NC	2.0	1.5	1050	$1,050	$1.00	14d	1	0.48mi
501 Greenbriar Rd Greensboro, NC	2.0	1.0	1050	$1,050	$1.00	14d	1	0.48mi
3822 Mizell Rd Greensboro, NC	1.0–2.0	1.0	721	$1,075	$1.49	14d	29	0.58mi
2910 Renegade Way Greensboro, NC	1.0–3.0	1.0–2.0	1028	$1,699	$1.65	14d	213	0.72mi
3923 Woodberry Lake Dr Greensboro, NC	3.0	2.0	1092	$1,700	$1.56	24d	1	0.98mi
1373 Lees Chapel Rd Greensboro, NC	1.0–3.0	1.0–2.0	975	$1,192	$1.22	14d	19	1.06mi
4 Rhododendron Dr Greensboro, NC	2.0	2.5	1330	$1,650	$1.24	24d	1	1.06mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	14d	1	1.09mi
105 Sommerwall Pl Greensboro, NC	2.0	2.5	1216	$1,600	$1.32	24d	1	1.09mi
4408 N Church St Greensboro, NC	1.0–2.0	1.0–2.0	978	$1,670	$1.71	14d	5	1.10mi
17 Abelia Ct Greensboro, NC	3.0	2.5	1416	$1,837	$1.30	14d	1	1.11mi
154 Wesley Harris Cir Greensboro, NC	2.0	2.0	1132	$1,675	$1.48	24d	1	1.12mi
1631 Glenside Dr Greensboro, NC	3.0	1.5	1200	$1,099	$0.92	24d	1	1.14mi
1631 Glenside Dr Greensboro, NC	1.0–3.0	1.0–1.5	888	$949	$1.07	14d	3	1.14mi
900 E Cone Blvd Greensboro, NC	1.0–2.0	1.0–2.0	895	$1,242	$1.39	14d	20	1.14mi
123 Arcaro Dr Greensboro, NC	3.0	2.0	1328	$1,675	$1.26	24d	1	1.30mi
2316 Golden Gate Dr Greensboro, NC	2.0	1.5	932	$1,075	$1.15	14d	6	1.43mi

HOA detail condo

• Monthly dues: $90 · $1,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $150,000 Active 19 DOM
2. 2026-06-17
   days on market $150,000 Active 18 DOM
3. 2026-06-16
   days on market $150,000 Active 17 DOM
4. 2026-06-15
   days on market $150,000 Active 16 DOM
5. 2026-06-14
   days on market $150,000 Active 14 DOM
6. 2026-06-10
   days on market $150,000 Active 11 DOM
7. 2026-06-09
   days on market $150,000 Active 10 DOM
8. 2026-06-08
   days on market $150,000 Active 9 DOM
9. 2026-06-07
   days on market $150,000 Active 8 DOM
10. 2026-06-03
    days on market $150,000 Active 4 DOM
11. 2026-06-02
    days on market $150,000 Active 3 DOM
12. 2026-06-01
    days on market $150,000 Active 2 DOM
13. 2026-05-31
    remarks 234-char remark
14. 2026-05-31
    listed $150,000 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: $1,057 · $88/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$173/yr (+$14/mo · 16.4%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $15,247
• − Mortgage interest: −$8,402
• − Property taxes: −$1,057
• − Insurance: −$750
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$1,080
• − Depreciation: −$4,364
• Taxable loss: −$2,845
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $402/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

+52.3% since first listed

2 events — show timeline

• 2026-05-30 Listed $150,000 TMLS
• 2009-07-22 Sold (Public Records) $98,500 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,057 · -1.0% YoY. Source: county tax records.