150 Briarwood Ln · Advance, NC 27006

$319,000

4 bd · 2.5 ba · 2,240 sqft · Townhouse · 129 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $142/sqft · 10% below area Est $354k · 10% under $180/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +11.9/15.0
• Schools +6.2/10.0
• Cash flow +5.4/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

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

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WALK IN CLOSET
• WALK IN SHOWER
• DUAL VANITIES
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-699 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (33.1% below list).
• Recommended offer: $213k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.5% 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: 222 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).

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 129 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (12%) 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 $213,373 (33.1% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 33% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.39%
• DSCR: 0.58
• GRM: 12.5

CMA / ARV

• ARV (median comp): $353,500
• List price: $319,000
• Delta: -9.76%
• 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
145 Briarwood Ln	0.01mi	4/2.5	2,240 (0%)	2mo	$353,000	$158	98
153 Briarwood Ln	0.00mi	4/2.5	2,240 (0%)	2mo	$361,500	$161	98
139 Briarwood Ln	0.01mi	4/2.5	2,240 (0%)	2mo	$354,000	$158	98
129 Briarwood Ln	0.03mi	4/2.5	2,240 (0%)	3mo	$375,000	$167	96
120 Lemongrass Ln	0.04mi	4/2.5	2,240 (0%)	3mo	$359,000	$160	96
151 Briarwood Ln	0.01mi	4/3.0	2,438 (+9%)	0mo	$329,000	$135	82
152 Briarwood Ln	0.02mi	4/3.0	2,438 (+9%)	0mo	$338,000	$139	82
135 Briarwood Ln	0.02mi	4/3.0	2,438 (+9%)	1mo	$329,000	$135	82
126 Lemongrass Ln	0.04mi	4/3.0	2,438 (+9%)	5mo	$375,000	$154	77
108 Lemongrass Ln	0.19mi	4/3.0	2,438 (+9%)	3mo	$361,500	$148	72
112 Lemongrass Ln	0.19mi	4/3.0	2,438 (+9%)	3mo	$358,000	$147	72
127 Warwicke Pl	0.70mi	3/2.0 (-1)	2,283 (+2%)	0mo	$465,000	$204	57

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: -33.0%
• Equity multiple: -0.08×
• Total profit: $-96,061
• Equity at exit: $47,564

10-year hold

• IRR: -39.2%
• Equity multiple: -0.57×
• Total profit: $-140,385
• Equity at exit: $27,581

Cash invested: $89,320 (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: 17 active · 16 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $327,990 ($141/sqft)
• Median days on market: 129 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.9% 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: 222
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$180
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-699

Break-even live

Break-even rent $3,018

Max offer price $217,871

Occupancy floor —

Sensitivity live

Price	-10% $-478	-5% $-589	+0% $-699	+5% $-809	+10% $-919
Rent	-10% $-867	-5% $-783	+0% $-699	+5% $-615	+10% $-530
Rate	-1.0pp $-538	-0.5pp $-618	base $-699	+0.5pp $-782	+1.0pp $-866

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: $79,750
• Closing costs: $9,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Span Ln Advance, NC	3.0	2.5	1648	$1,725	$1.05	110d	1	0.40mi

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

1. 2026-09-24
   days on market $319,000 Active 129 DOM
2. 2026-09-23
   days on market $319,000 Active 128 DOM
3. 2026-09-22
   days on market $319,000 Active 127 DOM
4. 2026-09-21
   days on market $319,000 Active 126 DOM
5. 2026-09-20
   days on market $319,000 Active 125 DOM
6. 2026-09-19
   days on market $319,000 Active 124 DOM
7. 2026-09-18
   days on market $319,000 Active 123 DOM
8. 2026-09-17
   days on market $319,000 Active 122 DOM
9. 2026-09-16
   days on market $319,000 Active 121 DOM
10. 2026-09-15
    days on market $319,000 Active 120 DOM
11. 2026-09-14
    days on market $319,000 Active 119 DOM
12. 2026-09-13
    days on market $319,000 Active 118 DOM
13. 2026-09-12
    days on market $319,000 Active 117 DOM
14. 2026-09-11
    days on market $319,000 Active 116 DOM
15. 2026-09-05
    days on market $319,000 Active 110 DOM
16. 2026-09-04
    days on market $319,000 Active 109 DOM
17. 2026-09-03
    days on market $319,000 Active 108 DOM
18. 2026-08-31
    days on market $319,000 Active 105 DOM
19. 2026-08-30
    days on market $319,000 Active 104 DOM
20. 2026-08-29
    days on market $319,000 Active 103 DOM
21. 2026-08-28
    days on market $319,000 Active 102 DOM
22. 2026-08-27
    days on market $319,000 Active 101 DOM
23. 2026-08-26
    days on market $319,000 Active 100 DOM
24. 2026-08-25
    days on market $319,000 Active 99 DOM
25. 2026-08-24
    days on market $319,000 Active 98 DOM
26. 2026-08-23
    days on market $319,000 Active 97 DOM
27. 2026-08-22
    days on market $319,000 Active 96 DOM
28. 2026-08-21
    days on market $319,000 Active 95 DOM
29. 2026-08-20
    price $319,000 Active 94 DOM
30. 2026-08-20
    days on market $329,000 Active 94 DOM
31. 2026-08-19
    days on market $329,000 Active 93 DOM
32. 2026-08-18
    days on market $329,000 Active 92 DOM
33. 2026-08-17
    days on market $329,000 Active 91 DOM
34. 2026-08-16
    days on market $329,000 Active 90 DOM
35. 2026-08-15
    days on market $329,000 Active 89 DOM
36. 2026-08-14
    days on market $329,000 Active 88 DOM
37. 2026-08-13
    days on market $329,000 Active 87 DOM
38. 2026-08-12
    days on market $329,000 Active 86 DOM
39. 2026-08-11
    days on market $329,000 Active 85 DOM
40. 2026-08-10
    days on market $329,000 Active 84 DOM
41. 2026-08-09
    days on market $329,000 Active 83 DOM
42. 2026-08-08
    days on market $329,000 Active 82 DOM
43. 2026-08-07
    days on market $329,000 Active 81 DOM
44. 2026-08-06
    days on market $329,000 Active 80 DOM
45. 2026-08-05
    days on market $329,000 Active 79 DOM
46. 2026-08-04
    days on market $329,000 Active 78 DOM
47. 2026-08-03
    days on market $329,000 Active 77 DOM
48. 2026-07-31
    days on market $329,000 Active 74 DOM
49. 2026-07-30
    days on market $329,000 Active 73 DOM
50. 2026-07-29
    days on market $329,000 Active 72 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

Taxation est. · year 1

• Rental income: $25,605
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$2,160
• − Depreciation: −$9,280
• Taxable loss: −$14,181
• Est. tax savings @ 24.0%: +$3,403
• After-tax cash flow: $-4,983/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

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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%

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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%

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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

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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

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

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