812 Ashebrook Dr Unit D · Greensboro, NC 27409

$149,900

2 bd · 2.0 ba · 1,035 sqft · Condo public records · 99 Days on market

Built 1988 $227/mo HOA · 15% 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

Key facts

• Fresh coat of paint
• Easy access to i-40
• Great location

Tags

• MOVE IN READY
• BRAND NEW CARPETS
• FRESH COAT OF PAINT
• GREAT LOCATION
• EASY ACCESS TO I-40

Property features AI

Finance

• HOA & community: Monthly HOA fee of $227; Association: Winston-Salem; Subdivision: West Georgetown Square

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Electric water heater
• Home design: Condominium; Stick/site built construction; One story
• Construction: Built in 1988; Masonite exterior; Slab foundation
• Exterior features: Public-maintained road; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Primary bedroom located on the main level; Living room fireplace
• Laundry & utility: Electric water heater

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 $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (1.9% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Guilford Elementary (math 32% / reading 28%, grade F, #965 of 1,410 statewide, top 69%, 611 students, 100% FRL); Western Guilford Middle (math 23% / reading 38%, grade F, #331 of 475 statewide, top 70%, 732 students, 100% FRL); Western Guilford High (math 42% / reading 60%, grade D+, #303 of 535 statewide, top 57%, 1,444 students, 61% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 77 active listings in the ZIP; 27 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 $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 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $85k; list at $150k implies a 76% 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 $136,409 (9.0% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-27,336
• Equity at exit: $22,351

10-year hold

• IRR: -16.1%
• Equity multiple: 0.18×
• Total profit: $-34,458
• Equity at exit: $12,961

Cash invested: $41,972 (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 27409

• Home prices YoY: -15.3%
• Rents YoY: 1.2%
• Active inventory: 77
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$786
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$62
• HOA: −$227
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-8

Break-even live

Break-even rent $1,481

Max offer price $148,457

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $34	+0% $-8	+5% $-51	+10% $-93
Rent	-10% $-124	-5% $-66	+0% $-8	+5% $50	+10% $108
Rate	-1.0pp $67	-0.5pp $30	base $-8	+0.5pp $-47	+1.0pp $-87

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4227 Edith Ln Unit A Greensboro, NC	2.0	1.0	938	$1,500	$1.60	16d	1	0.25mi
407 Guilford College Rd Greensboro, NC	1.0–2.0	1.0–2.0	865	$1,284	$1.48	16d	6	0.52mi
30 Brandy Dr Greensboro, NC	2.0	2.0	1176	$1,750	$1.49	25d	1	0.60mi
5504 Richland St Greensboro, NC	3.0	2.0	1344	$2,000	$1.49	25d	1	0.68mi
6227 Nile Pl Greensboro, NC	1.0–2.0	1.0–2.0	831	$1,365	$1.64	23d	38	0.71mi
405 Tullow Trl Greensboro, NC	1.0–3.0	1.0–2.0	1174	$1,628	$1.39	16d	10	0.78mi
101 Meadowood St Greensboro, NC	1.0–3.0	1.0–2.0	934	$1,333	$1.43	16d	13	0.86mi
310 Bridford Downs Dr Greensboro, NC	2.0	2.5	1360	$2,500	$1.84	25d	1	0.88mi
2 Hiltin Pl Greensboro, NC	2.0–3.0	1.5–2.0	1150	$1,149	$1.00	16d	23	0.89mi
1402 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1047	$1,562	$1.49	21d	13	1.05mi
125 Village Ln Greensboro, NC	1.0	1.0	750	$1,049	$1.40	25d	1	1.06mi
1 Aspen Dr Greensboro, NC	1.0–3.0	1.0–2.0	914	$1,358	$1.48	16d	26	1.06mi
5715 Bramblegate Rd Greensboro, NC	2.0	2.5	1054	$1,245	$1.18	25d	1	1.10mi
5644 W Market St Greensboro, NC	1.0–2.0	1.0	850	$1,337	$1.57	16d	8	1.12mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	25d	1	1.15mi
5729 Bramblegate Rd Unit F Greensboro, NC	2.0	2.5	1100	$1,300	$1.18	21d	1	1.15mi
5701 Battery Dr Greensboro, NC	2.0	2.0	1250	$1,400	$1.12	21d	1	1.16mi
5735 Bramblegate Rd Unit 5735-G Greensboro, NC	2.0	2.5	1152	$1,500	$1.30	16d	1	1.20mi
800 Folly Ct Greensboro, NC	3.0	2.0	1248	$1,650	$1.32	25d	1	1.21mi
100 Thornton Ct Greensboro, NC	2.0	2.0	1217	$1,325	$1.09	16d	3	1.26mi
5661 Hornaday Rd Unit G Greensboro, NC	2.0	1.0	836	$1,195	$1.43	25d	1	1.29mi
5637 Hornaday Rd Unit A Greensboro, NC	2.0	1.0	836	$1,295	$1.55	16d	1	1.30mi
5814 Battery Dr Greensboro, NC	2.0	2.5	1368	$1,375	$1.01	25d	1	1.34mi
5500 Weslo Willow Cir Greensboro, NC	2.0	1.0	703	$1,089	$1.55	21d	72	1.41mi
1521 Bridford Pkwy Greensboro, NC	1.0–3.0	1.0–2.0	1120	$1,513	$1.35	16d	31	1.41mi
316 Friendway Rd Greensboro, NC	3.0	1.5	1200	$1,600	$1.33	23d	1	1.44mi
316 Friendway Rd Greensboro, NC	3.0	1.5	1200	$1,600	$1.33	21d	1	1.44mi

HOA detail condo

• Monthly dues: $227 · $2,724/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $149,900 Active 99 DOM
2. 2026-06-18
   days on market $149,900 Active 96 DOM
3. 2026-06-17
   days on market $149,900 Active 95 DOM
4. 2026-06-16
   days on market $149,900 Active 94 DOM
5. 2026-06-15
   days on market $149,900 Active 93 DOM
6. 2026-06-14
   days on market $149,900 Active 91 DOM
7. 2026-06-10
   days on market $149,900 Active 88 DOM
8. 2026-06-09
   days on market $149,900 Active 87 DOM
9. 2026-06-08
   days on market $149,900 Active 86 DOM
10. 2026-06-07
    days on market $149,900 Active 85 DOM
11. 2026-06-03
    days on market $149,900 Active 81 DOM
12. 2026-06-02
    days on market $149,900 Active 80 DOM
13. 2026-06-01
    days on market $149,900 Active 79 DOM
14. 2026-05-31
    days on market $149,900 Active 78 DOM
15. 2026-05-31
    days on market $149,900 Active 77 DOM
16. 2026-04-22
    price $149,900
17. 2026-03-14
    listed $155,900 Active
18. 2019-06-24
    soldstatus $85,000 Sold 493-char remark

    Show marketing remark (493 chars)

    West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

19. 2019-06-24
    soldstatus $85,000

    Show marketing remark (493 chars)

    West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

20. 2019-06-18
    status Pending 493-char remark

    Show marketing remark (493 chars)

    West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

21. 2019-06-03
    historical Due Diligence Period 493-char remark

    Show marketing remark (493 chars)

    West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

22. 2019-05-30
    listed $89,900 Active 493-char remark

    Show marketing remark (493 chars)

    West Georgetown Square Condo Renovated with Style! Upper Level Unit w/Updated Kitchen, Granite Counter Tops, New Flooring & New Appliances. Fresh Paint Throughout, Updated Fixtures, Brand New Carpet & Wide Plank Laminate Wood Floors! Super Convenient Location, Great Parking, & Excellent Layout! Open Floor Plan with Spacious Living Room & Fireplace. Living Opens to Private Back Deck-Great for Entertaining. Updated Bathrooms w/Granite Counters & New Floors. Welcome Home!

23. 2017-05-15
    soldstatus $140,000
24. 1997-09-01
    soldstatus $61,000
25. 1993-12-01
    soldstatus $57,000

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$100/yr (+$8/mo · 8.8%)

ⓘ 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: $17,643
• − Mortgage interest: −$8,397
• − Property taxes: −$1,129
• − Insurance: −$750
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$2,724
• − Depreciation: −$4,361
• Taxable loss: −$2,540
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $512/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): 17,551
• Household income: $60,281
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 1396.0

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 0.66)
• Race & ethnicity: Black 41% White 40% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 2% Romanian 1% Slovak 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 85% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -42.18%
• Current HPI: 232.6805
• Rent YoY: ▲ 1.19%
• 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

+163.0% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $149,900 Triad MLS
• 2026-03-14 Listed $155,900 Triad MLS
• 2019-06-24 Sold (Public Records) $85,000 Public Records
• 2019-06-24 Sold (MLS) $85,000 Triad MLS
• 2019-06-18 Pending — Triad MLS
• 2019-06-03 Contingent — Triad MLS
• 2019-05-30 Listed $89,900 Triad MLS
• 2017-05-15 Sold (Public Records) $140,000 Public Records
• 1997-09-01 Sold (Public Records) $61,000 Public Records
• 1993-12-01 Sold (Public Records) $57,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,129 · +0.0% YoY. Source: county tax records.