Is 150 Briarwood Ln in Advance, NC a good investment?

CashFlowRE grades it D- with a 4.7% cap rate and $-417/mo modeled cash flow at a $324,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 150 Briarwood Ln?

The modeled cap rate is 4.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,534/month, from CashFlowRE's rent model.

D- Composite 38.33

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 +10.5/15.0
Cash flow +7.4/30.0
Schools +6.2/10.0
Condition / age +4.0/5.0
Livability +3.4/5.0
1% rule +2.8/10.0
Rent growth +2.5/5.0
DSCR +1.5/10.0
Appreciation +0.0/10.0

$324,000

150 Briarwood Ln · Advance, NC 27006

4 bd · 2.5 ba · 2,240 sqft · Townhouse · 174 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $145/sqft · 7% below area Est $348k · 7% under $180/mo HOA · 7% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Savannah is one of our two-story living townhome floorplans featured at Lybrook Village in Bermuda, North Carolina. This townhome offers 2,240 sq. ft. of living space, 4 bedrooms, 2.5 bathrooms, and a 2-car garage. Upon entering the home, you're greeted by the spacious dining room that leads to the breakfast and living area, creating an open and airy feel. The kitchen has stainless steel appliances, granite countertops, plenty of cabinet storage, and overlooks the breakfast area and family room. The primary bedroom has a walk-in closet, walk-in shower, and dual vanities. Elevating up to the second floor you will find your 3 secondary bedrooms with ample lighting and spacious closets. The loft offers a flexible space that can be used as a multipurpose room. This conveniently connects into a full bathroom with a tub-shower combo. Contact us today to schedule a tour! Photos are representational.

Key facts

Flexible space
Dual vanities
Walk in closet

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath townhouse listed at $324k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $264k (18.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (21.8% below list).
Recommended offer: $253k (21.8% below list) — sets the bar for 1% rule.
Cap rate 4.7% vs local median 3.2% in Advance — 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 67/100 on livability (#215 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
Zoned schools: Shady Grove Elementary (math 66% / reading 73%, grade A-, #95 of 1,410 statewide, top 7%, 514 students, 23% FRL); William Ellis Middle (math 48% / reading 59%, grade C+, #87 of 475 statewide, top 19%, 452 students, 31% FRL); Davie County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 1,770 students, 42% FRL).
Market conditions: 263 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
This rent runs 31% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

It's been on market 174 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $37k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,428 (21.8% below list)

Questions for the listing agent

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?
It's been on market 174 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.78% ✗
Cap rate: 4.75%
Cash-on-cash: -5.52%
DSCR: 0.75
GRM: 10.7

CMA / ARV

ARV (median comp): $347,500
List price: $324,000
Delta: -6.76%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Briarwood Ln	0.02mi	4/2.5	2,240 (0%)	0mo	$329,000	$147	99
145 Briarwood Ln	0.01mi	4/2.5	2,240 (0%)	3mo	$353,000	$158	97
111 Silverpine Way	0.06mi	4/2.5	2,240 (0%)	0mo	$319,000	$142	97
148 Briarwood Ln	0.00mi	4/3.0	2,438 (+9%)	0mo	$319,000	$131	83
133 Briarwood Ln	0.01mi	4/3.0	2,438 (+9%)	1mo	$319,000	$131	82
144 Briarwood Ln	0.03mi	4/3.0	2,439 (+9%)	1mo	$329,000	$135	81
151 Briarwood Ln	0.01mi	4/3.0	2,438 (+9%)	2mo	$329,000	$135	81
152 Briarwood Ln	0.02mi	4/3.0	2,438 (+9%)	2mo	$338,000	$139	81
135 Briarwood Ln	0.02mi	4/3.0	2,438 (+9%)	2mo	$329,000	$135	80
103 Silverpine Way	0.06mi	4/3.0	2,438 (+9%)	1mo	$323,143	$133	79
116 Lemongrass Ln	0.18mi	4/3.0	2,438 (+9%)	2mo	$325,000	$133	73
127 Warwicke Pl	0.70mi	3/2.0 (-1)	2,283 (+2%)	2mo	$465,000	$204	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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -25.7%
Equity multiple: 0.13×
Total profit: $-78,913
Equity at exit: $48,309

10-year hold

IRR: -21.9%
Equity multiple: -0.13×
Total profit: $-102,311
Equity at exit: $28,014

Cash invested: $90,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 12 active · 23 under contract
Months of supply: 3.6 mo (28%/mo absorbed)
Median asking: $329,500 ($140/sqft)
Median days on market: 139 d
This list price: lowest-priced of the active set
ARV vs active asking: +10.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27006

Home prices YoY: -32.4%
Active inventory: 263
Price-to-rent: 10.7×

Monthly cashflow live

Estimated rent: $2,534 medium interval (Pro) →
Mortgage (P&I): −$1,699
Tax est. 1.5%: −$405 /mo · $4,860/yr
Insurance: −$135
HOA: −$180
Lot rent: −$0
Vacancy / Maint / Mgmt: −$532
Net cashflow: $-417

Break-even live

Break-even rent $3,062

Max offer price $263,658

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-305	+0% $-417	+5% $-529	+10% $-641
Rent	-10% $-617	-5% $-517	+0% $-417	+5% $-317	+10% $-217
Rate	-1.0pp $-254	-0.5pp $-335	base $-417	+0.5pp $-501	+1.0pp $-586

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: $81,000
Closing costs: $9,720
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Span Ln Advance, NC	3.0	2.5	1648	$1,725	$1.05	155d	1	0.40mi
630 Riverbend Dr Advance, NC	3.0	2.5	2400	$2,850	$1.19	14d	1	1.14mi
182 Bridgewater Dr Advance, NC	3.0	2.0	2396	$2,450	$1.02	10d	1	1.17mi
252 Town Park Dr Bermuda Run, NC	3.0	2.5	1780	$2,900	$1.63	1d	1	1.19mi

Property features AI

Finance

Other: Subdivision: Lybrook VillageDirections available for community access
HOA & community: Association: Lybrook Village (monthly fee $180)

Exterior

Parking: Attached front-load garage with 2 spacesDrivewayGarage door opener
Security: Smoke detectorsCarbon monoxide detectorsDeadbolt(s)
Utilities: Public waterPublic sewerElectric water heaterNatural gas service available
Home design: TownhouseNew construction (2026)Two storiesEntry level: Main
Construction: Brick and cement siding constructionSlab foundationNewly built
Exterior features: Community poolCleared lotPool housePrivate maintained road

Interior

Kitchen: MicrowaveDishwasherGarbage disposalGas cooktopFree-standing range
Bedrooms: Primary on main level
Flooring: CarpetEngineered hardwoodTile
Bathrooms: Two full bathroomsOne half bathroom
Heating & cooling: Forced air heating (natural gas)Central air conditioningZoned cooling
Interior features: Primary bedroom on main levelPulldown attic stairsKitchen islandWalk-in pantrySeparate showerDeadbolt(s)Smoke and carbon monoxide detectors
Laundry & utility: Washer hookup on main levelElectric water heater

Listing history 50 events

2026-11-08

days on market $324,000 Active 174 DOM
2026-11-07

days on market $324,000 Active 173 DOM
2026-11-06

days on market $324,000 Active 172 DOM
2026-11-05

days on market $324,000 Active 171 DOM
2026-11-04

days on market $324,000 Active 170 DOM
2026-11-02

days on market $324,000 Active 168 DOM
2026-11-01

days on market $324,000 Active 167 DOM
2026-10-31

days on market $324,000 Active 166 DOM
2026-10-30

days on market $324,000 Active 165 DOM
2026-10-29

days on market $324,000 Active 164 DOM
2026-10-28

days on market $324,000 Active 163 DOM
2026-10-27

pricedays on market $324,000 Active 162 DOM
2026-10-26

days on market $332,000 Active 161 DOM
2026-10-26

days on market $332,000 Active 160 DOM
2026-10-24

days on market $332,000 Active 159 DOM
2026-10-23

price $332,000 Active 158 DOM
2026-10-23

days on market $322,000 Active 158 DOM
2026-10-22

days on market $322,000 Active 157 DOM
2026-10-21

days on market $322,000 Active 156 DOM
2026-10-20

days on market $322,000 Active 155 DOM
2026-10-20

price $322,000 Active 154 DOM
2026-10-19

days on market $319,000 Active 154 DOM
2026-10-18

days on market $319,000 Active 153 DOM
2026-10-17

days on market $319,000 Active 152 DOM
2026-10-16

days on market $319,000 Active 151 DOM
2026-10-15

days on market $319,000 Active 150 DOM
2026-10-14

days on market $319,000 Active 149 DOM
2026-10-13

days on market $319,000 Active 148 DOM
2026-10-12

days on market $319,000 Active 147 DOM
2026-10-11

days on market $319,000 Active 146 DOM
2026-10-10

days on market $319,000 Active 145 DOM
2026-10-09

days on market $319,000 Active 144 DOM
2026-10-08

days on market $319,000 Active 143 DOM
2026-10-07

days on market $319,000 Active 142 DOM
2026-10-06

days on market $319,000 Active 141 DOM
2026-10-05

days on market $319,000 Active 140 DOM
2026-10-04

days on market $319,000 Active 139 DOM
2026-10-04

days on market $319,000 Active 138 DOM
2026-10-02

days on market $319,000 Active 137 DOM
2026-10-01

days on market $319,000 Active 136 DOM
2026-09-30

days on market $319,000 Active 135 DOM
2026-09-29

days on market $319,000 Active 134 DOM
2026-09-28

days on market $319,000 Active 133 DOM
2026-09-27

days on market $319,000 Active 132 DOM
2026-09-25

days on market $319,000 Active 130 DOM
2026-09-24

days on market $319,000 Active 129 DOM
2026-09-23

days on market $319,000 Active 128 DOM
2026-09-22

days on market $319,000 Active 127 DOM
2026-09-21

days on market $319,000 Active 126 DOM
2026-09-20

days on market $319,000 Active 125 DOM

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

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 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $30,411
− Mortgage interest: −$18,149
− Property taxes: −$4,860
− Insurance: −$1,620
− Repairs & maintenance: −$2,433
− Management: −$2,433
− HOA: −$2,160
− Depreciation: −$9,425
Taxable loss: −$10,669

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,561
After-tax cash flow: $-2,444/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained two-story townhome in Bermuda Run, North Carolina, offers a spacious and open floor plan with modern amenities and a good condition score. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
Both Add smart home features — Improves convenience and can increase property value ↑
Both Add a smart thermostat — Saves energy and can increase property value ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Shady Grove Elementary A- NC #95/1,410 Nat'l #3,487/41,679 Middle William Ellis Middle C+ NC #87/475 Nat'l #2,785/14,009 High Davie County High B- NC #184/535 Nat'l #3,220/17,239

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

C Composite livability gradescore 67/100

Livability — Advance

Score: 67/100
State rank: #215
US rank: #10250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Davie County · 42,613 people
City population: 16,247
Metro: Winston-Salem, NC
Population (ZIP): 16,247
Household income: $96,580
Rent vs Own: 12.2% rent · 87.8% own
Severe rent burden: 12% of renters

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%
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
#17 Bank of America Charlotte $192.4B #166 Truist Financial Charlotte $20.5B
Retail	2	$95B
#52 Lowe's Mooresville $83.7B #337 Advance Auto Parts Raleigh $11.2B
Industrial Conglomerate	1	$38B
#114 Honeywell International Charlotte $37.9B
Metals / Steel	1	$35B
#121 Nucor Charlotte $35.4B
Utilities	1	$30B
#133 Duke Energy Charlotte $29.9B
Industrial Machinery	1	$19B
#182 Trane Technologies Davidson $18.9B

Price history

+0.0% since first listed

2 events — show timeline

2026-05-19 Listed $360,555 Zillow
2026-05-18 Listed $360,555 Triad MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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