1110 Brooksridge Way · Whitsett, NC 27377

$229,000

3 bd · 2.5 ba · 1,342 sqft · Townhouse · 10 Days on market

Built 2025 1,742 sqft lot Est $203k · 13% over $270/mo HOA · 13% of rent

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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).

• Cash flow +7.6/30.0
• Appreciation +5.5/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• ARV discount +1.6/15.0

Listing remarks

New Construction!!! Exciting New Phase in established Ridge Creek. Affordable Units with luxury finishes and a garage. Stainless Steel appliances, Granite counters, soft close Marsh Cabinets. Well designed floor plans maximizing the space. Units are in the back of the development so there is no through traffic. 3 bedroom unit(the front loft on the floor plan is the 3rd bedroom) Wooded back area. Nearby amenities in Whitsett. Close to I40/I85 for quick access to commutes. HOA includes access to the clubhouse and pool. Seller incentive $3,500 closing cost assistance with acceptable offer. Multiple units available with different floor plans so check the listings with your agent to see what is

Key facts

• New construction
• Luxury finishes
• Granite counters

Tags

• NEW CONSTRUCTION
• LUXURY FINISHES
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS
• SOFT CLOSE MARSH CABINETS
• WELL DESIGNED FLOOR PLANS

Property features AI

Finance

• Other: Subdivision: Ridge Creek; Directions available
• HOA & community: Association Management Group; Association fee $270 monthly; Association membership required

Exterior

• Parking: Attached garage (1 car); Driveway
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: Townhouse; Two stories; New construction (built 2025); Residential, stick/site built
• Construction: Vinyl siding; Slab foundation
• Exterior features: Community pool; Cleared, level lot; Private maintained road

Interior

• Kitchen: Microwave; Dishwasher; Range
• Bedrooms: Bedrooms located on the second floor
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump (electric); Central air
• Interior features: Ceiling fans; Deadbolt locks; Attic with access only; Insulated doors and windows
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (12.7% below list).
• Recommended offer: $190k (17.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#381 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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 fast (+4.0%/yr); 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Recommended offer $189,572 (17.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $202,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Brooksridge Way	0.03mi	3/2.5	1,342 (0%)	6mo	$234,000	$174	93
1272 Glory Vine Rd	0.08mi	2/2.5 (-1)	1,340 (-0%)	4mo	$190,000	$142	87
6323 Sweetbay Dr	0.28mi	3/2.5	1,350 (+1%)	2mo	$220,000	$163	84
6418 Coral Vine Way	0.09mi	3/2.5	1,320 (-2%)	12mo	$209,000	$158	83
1127 Oak Blossom Way	0.18mi	2/2.5 (-1)	1,385 (+3%)	3mo	$196,000	$142	78
1124 Glory Vine Rd	0.16mi	2/2.5 (-1)	1,344 (+0%)	14mo	$195,000	$145	76
1237 Glory Vine Rd	0.10mi	2/2.5 (-1)	1,324 (-1%)	15mo	$190,000	$144	76
6332 Hibiscus Ct	0.26mi	3/2.5	1,320 (-2%)	14mo	$212,500	$161	74
1161 Brooksridge Way	0.11mi	2/2.5 (-1)	1,400 (+4%)	13mo	$210,800	$151	72
6310 Inkberry Dr	0.32mi	3/2.5	1,310 (-2%)	14mo	$195,000	$149	69
1136 Rose Petal Way	0.10mi	3/2.5	1,512 (+13%)	13mo	$225,000	$149	64
6343 Hibiscus Ct	0.24mi	2/2.5 (-1)	1,286 (-4%)	18mo	$200,000	$156	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.02% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.83×
• Total profit: $-10,666
• Equity at exit: $78,365

10-year hold

• IRR: 2.6%
• Equity multiple: 1.33×
• Total profit: $20,895
• Equity at exit: $104,287

Cash invested: $64,120 (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 27377

• Home prices YoY: 0.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$270
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-272

Break-even live

Break-even rent $2,345

Max offer price $189,572

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-193	+0% $-272	+5% $-352	+10% $-431
Rent	-10% $-430	-5% $-351	+0% $-272	+5% $-193	+10% $-114
Rate	-1.0pp $-157	-0.5pp $-214	base $-272	+0.5pp $-332	+1.0pp $-392

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Brooksridge Way Unit 1128 Whitsett, NC	2.0	2.5	1582	$1,795	$1.13	24d	1	0.06mi
1130 Brooksridge Way Unit 1130 Whitsett, NC	2.0	2.5	1343	$1,744	$1.30	24d	1	0.06mi
1010 Fairway Village Way Whitsett, NC	1.0–3.0	1.0–2.0	1122	$1,857	$1.66	15d	18	0.47mi
7161 Royal Ascot Dr Whitsett, NC	4.0	1.0–2.5	1658	$2,209	$1.33	15d	80	0.85mi
805 Creek Crossing Trl Whitsett, NC	2.0	2.5	1307	$1,680	$1.29	19d	1	1.03mi
917 Creek Crossing Trl Whitsett, NC	2.0	2.5	1243	$1,995	$1.60	24d	1	1.19mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-18
   days on market $229,000 Active 10 DOM
2. 2026-06-17
   days on market $229,000 Active 9 DOM
3. 2026-06-16
   days on market $229,000 Active 8 DOM
4. 2026-06-15
   days on market $229,000 Active 7 DOM
5. 2026-06-14
   days on market $229,000 Active 5 DOM
6. 2026-06-10
   days on market $229,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $229,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $24,001
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$3,240
• − Depreciation: −$6,662
• Taxable loss: −$7,148
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $-1,554/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 — Whitsett

• Score: 63/100
• State rank: #381
• US rank: #15002

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 10,885
• Metro: Greensboro-High Point, NC
• Population (ZIP): 10,885
• Household income: $90,181
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 356.0

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 0.61)
• Race & ethnicity: White 52% Black 34% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Common ancestry: Serbian 6% Italian 3% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% 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: ▲ 1.02%
• Current HPI: 232.0638
• Rent YoY: ▲ 4.00%
• 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

+86.2% since first listed

3 events — show timeline

• 2026-06-08 Listed $229,000 Triad MLS
• 2018-12-27 Listing Removed — TMLS
• 2018-05-16 Listed $122,990 TMLS