3109 Darden Rd Unit F · Greensboro, NC 27407

$92,500

2 bd · 2.0 ba · 947 sqft · Condo public records · 32 Days on market

Built 1985 $200/mo HOA · 17% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great buy, well below market value and tax value

Key facts

• Recent updates
• Second-floor condo
• Appliances

Tags

• SECOND-FLOOR CONDO
• RECENT UPDATES
• WATER HEATER
• HVAC SYSTEM
• APPLIANCES

Property features AI

Finance

• Other: No pool; No guest house
• HOA & community: Association: Greensboro; Monthly association fee of $200; Subdivision: Village Oaks; Private maintained road

Exterior

• Parking: Lighted parking; Paved parking; Deck parking
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Condominium; Stick/site built construction; One story; Built in 1985; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Balcony; City lot

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on main
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom on the main level; 5 total rooms
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% 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: Sedgefield Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 466 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); Academy At Smith (math 54% / reading 62%, grade C, #241 of 535 statewide, top 45%, 223 students, 76% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 223 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $640 of loan paydown is wiped out by about $3k 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 32 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $32k; list at $92k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.27% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.5% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,034
• Equity at exit: $13,792

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $8,286
• Equity at exit: $7,998

Cash invested: $25,900 (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 27407

• Rents YoY: 3.5%
• Active inventory: 223
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$485
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$39
• HOA: −$200
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $130

Break-even live

Break-even rent $1,008

Max offer price $92,500

Occupancy floor 84%

Sensitivity live

Price	-10% $182	-5% $156	+0% $130	+5% $103	+10% $77
Rent	-10% $37	-5% $83	+0% $130	+5% $176	+10% $222
Rate	-1.0pp $176	-0.5pp $153	base $130	+0.5pp $106	+1.0pp $81

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 S Holden Rd Greensboro, NC	1.0–2.0	1.0–2.0	780	$950	$1.22	25d	6	0.22mi
3501 Farmington Dr Greensboro, NC	1.0–3.0	1.0–2.5	1017	$1,434	$1.41	16d	34	0.68mi
2826 Vanstory St Greensboro, NC	1.0–2.0	1.0–2.0	993	$1,595	$1.61	16d	22	0.85mi
3755 Oakwood Dr Greensboro, NC	2.0	1.0–1.5	850	$888	$1.04	25d	2	0.99mi
3911 Marchester Way Greensboro, NC	1.0	1.0	763	$969	$1.27	16d	1	1.08mi
2705 Four Seasons Blvd Greensboro, NC	2.0	1.5	960	$1,219	$1.27	16d	3	1.18mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	25d	1	1.24mi
3716 Groometown Rd Greensboro, NC	2.0	1.5	1007	$1,095	$1.09	25d	6	1.24mi
2305 Vanstory St Unit 2305-A Greensboro, NC	2.0	1.5	1050	$1,150	$1.10	20d	1	1.26mi
1918 Peale Ter Unit D Greensboro, NC	1.0	1.0	575	$850	$1.48	16d	1	1.29mi
2002 Cedar Fork Dr Greensboro, NC	1.0–2.0	1.0–2.0	742	$1,300	$1.75	25d	1	1.31mi
3714 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	22d	1	1.31mi
3712 West Ave Greensboro, NC	2.0	2.0	940	$1,149	$1.22	25d	1	1.34mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	16d	5	1.39mi
4215 Bernau Ave Greensboro, NC	1.0–2.0	1.0–2.0	819	$1,299	$1.59	16d	24	1.48mi
3900 Overland Hts Greensboro, NC	2.0	1.0	738	$1,025	$1.39	16d	13	1.48mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-16
   status $92,500 Pending 32 DOM
2. 2026-06-15
   days on market $92,500 Due Diligence Period 32 DOM
3. 2026-06-14
   days on market $92,500 Due Diligence Period 30 DOM
4. 2026-06-10
   days on market $92,500 Due Diligence Period 27 DOM
5. 2026-06-09
   days on market $92,500 Due Diligence Period 26 DOM
6. 2026-06-08
   days on market $92,500 Due Diligence Period 25 DOM
7. 2026-06-07
   days on market $92,500 Due Diligence Period 24 DOM
8. 2026-06-03
   days on market $92,500 Due Diligence Period 20 DOM
9. 2026-06-02
   days on market $92,500 Due Diligence Period 19 DOM
10. 2026-06-01
    days on market $92,500 Due Diligence Period 18 DOM
11. 2026-05-31
    days on market $92,500 Due Diligence Period 17 DOM
12. 2026-05-31
    days on market $92,500 Due Diligence Period 16 DOM
13. 2026-05-14
    listed $92,500 Active
14. 2024-10-16
    price $92,500
15. 2019-08-30
    soldstatus $32,000 Sold 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

16. 2017-06-13
    status Pending 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

17. 2017-06-06
    historical 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

18. 2016-06-30
    status Pending 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

19. 2016-06-21
    status Active 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

20. 2016-06-21
    historical 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

21. 2016-06-15
    listed $35,000 Active 48-char remark

    Show marketing remark (48 chars)

    Great buy, well below market value and tax value

22. 2009-02-18
    soldstatus $3,000
23. 1986-02-01
    soldstatus $50,500

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,061
• − Mortgage interest: −$5,181
• − Property taxes: −$871
• − Insurance: −$462
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − HOA: −$2,400
• − Depreciation: −$2,691
• Taxable income: $206
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,505/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): 51,697
• Household income: $59,427
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2360.0

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 0.70)
• Race & ethnicity: Black 42% White 32% Asian 11% Hispanic / Latino 11% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 2% Slovak 1% Serbian 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 9% Arabic 4% Vietnamese 4%

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: ▼ -138.48%
• Current HPI: 223.3145
• Rent YoY: ▲ 3.50%
• 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

+83.2% since first listed

11 events — show timeline

• 2026-05-14 Listed $92,500 Triad MLS
• 2024-10-16 Price Changed $92,500 Triad MLS
• 2019-08-30 Sold (MLS) $32,000 Triad MLS
• 2017-06-13 Pending — Triad MLS
• 2017-06-06 Delisted — Triad MLS
• 2016-06-30 Pending — Triad MLS
• 2016-06-21 Relisted — Triad MLS
• 2016-06-21 Delisted — Triad MLS
• 2016-06-15 Listed $35,000 Triad MLS
• 2009-02-18 Sold (Public Records) $3,000 Public Records
• 1986-02-01 Sold (Public Records) $50,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $871 · -1.0% YoY. Source: county tax records.