3311 Bermuda Village Dr · Bermuda Run, NC 27006

$89,000

1 bd · 1.0 ba · 799 sqft · Condo public records · 258 Days on market

Built 1983

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the beauty and luxury Bermuda Village Retirement Community has to offer -gated community! This third-level condo is close proximity to the elevator. .. spacious dining room/living room, convenient laundry area, large walk-in shower, views of the Japanese Garden and outdoor activity areas. Enjoy the serenity of our Japanese Garden with Koi Pond. Participate in all the amenities that we have to offer - including: indoor fitness and aquatic center-heated pool, select from multiple dining locations, valet parking, and much more. Let's do a tour - come see the beauty and elegance you deserve! Required monthly service fees $3078-$3614. Country Club fees are additional.

Key facts

• Gated community
• Koi pond
• Valet parking

Tags

• GATED COMMUNITY
• JAPANESE GARDEN
• KOI POND
• HEATED POOL
• MULTIPLE DINING LOCATIONS
• VALET PARKING

Property features AI

Finance

• Financial info: Tax information available
• HOA & community: Association: Winston-Salem; Located in Bermuda Village Retirement subdivision

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Electric water heater
• Home design: Condominium (stick/site built); One story; Built in 1983; Existing structure
• Construction: Brick construction; Slab foundation
• Exterior features: Community indoor pool; Cable available; Public water

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Central air
• Interior features: Ceiling fan(s); Accessible elevator installed; Smoke detector(s)
• Laundry & utility: Washer hookup on main level; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.7% in Bermuda Run — 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 76/100 on livability (#42 in NC, #3,740 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent is only 17% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.47%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $15,338
• Equity at exit: $13,270

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $51,788
• Equity at exit: $7,695

Cash invested: $24,920 (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 27006

• Home prices YoY: -32.4%
• Active inventory: 142
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $467

Break-even live

Break-even rent $818

Max offer price $89,000

Occupancy floor 62%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Ariston Way Bermuda Run, NC	1.0	1.0	800	$1,390	$1.74	23d	1	0.73mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $89,000 Active 258 DOM
2. 2026-06-17
   days on market $89,000 Active 257 DOM
3. 2026-06-16
   days on market $89,000 Active 256 DOM
4. 2026-06-15
   days on market $89,000 Active 255 DOM
5. 2026-06-14
   days on market $89,000 Active 253 DOM
6. 2026-06-10
   days on market $89,000 Active 250 DOM
7. 2026-06-09
   days on market $89,000 Active 249 DOM
8. 2026-06-08
   days on market $89,000 Active 248 DOM
9. 2026-06-07
   days on market $89,000 Active 247 DOM
10. 2026-06-03
    days on market $89,000 Active 243 DOM
11. 2026-06-02
    days on market $89,000 Active 242 DOM
12. 2026-06-01
    days on market $89,000 Active 241 DOM
13. 2026-05-31
    days on market $89,000 Active 240 DOM
14. 2026-05-31
    days on market $89,000 Active 239 DOM
15. 2025-10-03
    listed $89,000 Active
16. 2025-09-04
    price $89,000
17. 2025-03-27
    price $92,000
18. 2024-11-15
    price $99,900
19. 2022-07-15
    soldstatus $95,000 Closed
20. 2022-07-07
    status Pending
21. 2022-07-03
    historical Due Diligence Period
22. 2022-05-04
    status Active
23. 2022-05-01
    historical
24. 2021-11-01
    status Active
25. 2021-10-31
    historical
26. 2021-06-03
    listed $95,000 Active
27. 2013-01-23
    soldstatus $80,000
28. 2013-01-23
    listed $80,000
29. 2012-11-15
    soldstatus $80,000
30. 2012-11-01
    soldstatus $80,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $16,901
• − Mortgage interest: −$4,985
• − Property taxes: −$1,706
• − Insurance: −$445
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,589
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,527/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: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

Livability — Bermuda Run

• Score: 76/100
• State rank: #42
• US rank: #3740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bermuda Run, NC
• County: Davie County · 42,813 people
• Metro: Winston-Salem, NC
• Population (ZIP): 16,247
• Household income: $96,580
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 68.0

Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 3% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Slovak 4% Serbian 3% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.92%
• Current HPI: 179.445
• Rent YoY: —
• Metro: Winston-Salem, 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

+11.2% since first listed

16 events — show timeline

• 2025-10-03 Listed $89,000 Triad MLS
• 2025-09-04 Price Changed $89,000 Triad MLS
• 2025-03-27 Price Changed $92,000 Triad MLS
• 2024-11-15 Price Changed $99,900 Triad MLS
• 2022-07-15 Sold (MLS) $95,000 Triad MLS
• 2022-07-07 Pending — Triad MLS
• 2022-07-03 Contingent — Triad MLS
• 2022-05-04 Relisted — Triad MLS
• 2022-05-01 Delisted — Triad MLS
• 2021-11-01 Relisted — Triad MLS
• 2021-10-31 Delisted — Triad MLS
• 2021-06-03 Listed $95,000 Triad MLS
• 2013-01-23 Listed $80,000 Triad MLS
• 2013-01-23 Sold (MLS) $80,000 Triad MLS
• 2012-11-15 Sold (Public Records) $80,000 Public Records
• 2012-11-01 Sold (Public Records) $80,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,706 · +30.2% YoY. Source: county tax records.