2912 Desmond Woods Dr · Greensboro, NC 27405

$222,000

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 28 Days on market

Built 2007 6,969 sqft lot Est $257k · 14% under $109/mo HOA · 6% 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).

• ARV discount +13.6/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your toothbrush for the showing because you won't want to leave. :-) Welcome to this inviting 3-bedroom, 2-bath ranch home offering comfortable one-level living. A vaulted ceiling in the main living area creates a spacious atmosphere, while natural light adds warmth and charm to the home’s welcoming layout. The kitchen features granite countertops, stainless steel appliances, ample cabinet storage, a pantry, and plenty of workspace for cooking and entertaining. The generously sized bedrooms provide comfort and flexibility, and the functional split bedroom plan offers both functionality and privacy. Step outside to the back patio or covered front porch and enjoy coffee, grilling

Key facts

• Vaulted ceiling
• Split bedroom plan
• One level living

Tags

• ONE LEVEL LIVING
• VAULTED CEILING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET STORAGE
• SPLIT BEDROOM PLAN

Property features AI

Finance

• Other: Rooms: 5 total; Building area total provided
• HOA & community: HOA with monthly fee of $109.75; Subdivision: Desmond Woods; Association: Greensboro

Exterior

• Parking: Attached front-load garage (1 garage space); Driveway parking
• Security: Security system; Smoke detectors
• Utilities: Public sewer; Public water; Gas water heater; Natural gas heating
• Home design: Residential stick/site-built house; One story; Built in 2007; Existing structure
• Construction: Vinyl siding; Slab foundation
• Exterior features: Cleared, level and subdivided lot; No fencing; Public maintained road; Public water

Interior

• Kitchen: Microwave; Cooktop; Dishwasher; Ice maker; Free-standing range; Range hood; Pantry
• Bedrooms: Bedrooms located on the main level (dimensions listed below)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fans; Deadbolts; Pantry; Separate shower; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (18.1% below list).
• Recommended offer: $182k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Reedy Fork Elementary (math 34% / reading 33%, grade F, #885 of 1,410 statewide, top 63%, 500 students, 99% FRL); Northeast Guilford Middle (math 15% / reading 26%, grade F, #427 of 475 statewide, top 90%, 780 students, 100% FRL); Northeast Guilford High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 959 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• At $1,818/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 2517% 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 $7k 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 28 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

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 $181,833 (18.1% 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. 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: 0.82% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $256,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2902 Desmond Woods Dr	0.05mi	3/2.5	1,407 (+3%)	2mo	$265,000	$188	90
109 Lemon Ln	0.14mi	3/2.5	1,418 (+4%)	1mo	$252,000	$178	84
3720 Hillrise Dr	0.13mi	3/2.5	1,202 (-12%)	6mo	$234,900	$195	67
3903 Arcola Way	0.39mi	3/2.5	1,468 (+7%)	3mo	$276,500	$188	65
3519 Marksbury Dr	0.43mi	3/2.5	1,468 (+7%)	2mo	$277,750	$189	64
3910 Arcola Way	0.43mi	3/2.5	1,468 (+7%)	3mo	$275,000	$187	63
3505 Marksbury Dr	0.41mi	3/2.5	1,468 (+7%)	6mo	$276,000	$188	62
3804 Sanderston Dr	0.46mi	3/2.5	1,468 (+7%)	3mo	$276,500	$188	62
4 Arcola Ct	0.50mi	3/2.5	1,468 (+7%)	4mo	$283,382	$193	60
4003 Tenderten Way	0.42mi	3/2.5	1,468 (+7%)	8mo	$276,000	$188	59
9 Jans Ct	0.71mi	3/2.0	1,407 (+3%)	6mo	$245,000	$174	56
2222 Mcknight Mill Rd	0.67mi	3/1.5	1,310 (-4%)	4mo	$212,000	$162	56

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-39,187
• Equity at exit: $33,101

10-year hold

• IRR: -8.4%
• Equity multiple: 0.46×
• Total profit: $-33,807
• Equity at exit: $19,195

Cash invested: $62,160 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$92
• HOA: −$109
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-75

Break-even live

Break-even rent $1,913

Max offer price $208,803

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-12	+0% $-75	+5% $-138	+10% $-200
Rent	-10% $-218	-5% $-147	+0% $-75	+5% $-3	+10% $69
Rate	-1.0pp $37	-0.5pp $-18	base $-75	+0.5pp $-132	+1.0pp $-191

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Lemon Ln Greensboro, NC	3.0	3.0	1418	$2,000	$1.41	24d	1	0.11mi
213 Pleasant Willow Pl Greensboro, NC	3.0	2.5	1560	$1,895	$1.21	20d	1	0.19mi
213 Pleasant Willow Pl Greensboro, NC	3.0	2.5	1560	$1,895	$1.21	24d	1	0.19mi
4100 US Highway 29 N Greensboro, NC	1.0–3.0	1.0–2.0	928	$1,529	$1.65	24d	1	0.30mi
3902 Arcola Way Greensboro, NC	3.0	2.0	1265	$1,795	$1.42	24d	1	0.39mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,475	$1.59	15d	6	1.01mi
4505 Stephen Oaks Way Greensboro, NC	4.0	2.5	1680	$1,985	$1.18	20d	1	1.09mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	24d	1	1.19mi
1811 Cody Ave Greensboro, NC	3.0	2.0	1200	$1,600	$1.33	20d	1	1.19mi
3206 Spring St Greensboro, NC	4.0	2.0	1200	$1,500	$1.25	22d	1	1.33mi
3128 Utah Pl Greensboro, NC	1.0–3.0	1.0–2.0	1076	$1,375	$1.28	24d	6	1.42mi
4505 Southern Webbing Mill Rd Greensboro, NC	3.0	2.5	1558	$1,895	$1.22	22d	1	1.48mi

HOA detail

• Monthly dues: $109 · $1,308/yr

Listing history 3 events

1. 2026-05-31
   status $222,000 Pending 28 DOM
2. 2026-05-08
   historical Due Diligence Period
3. 2026-05-01
   listed $222,000 Active

ⓘ 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: $1,746 · $145/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: +$74/yr (+$6/mo · 4.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,820
• − Mortgage interest: −$12,435
• − Property taxes: −$1,746
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$1,308
• − Depreciation: −$6,458
• Taxable loss: −$4,729
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $238/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

2 events — show timeline

• 2026-05-08 Contingent — Triad MLS
• 2026-05-01 Listed $222,000 Triad MLS

Property tax history

+1.7%/yr

Latest (2025): $1,746 · -1.0% YoY. Source: county tax records.