2817 N Ohenry Blvd Unit G · Greensboro, NC 27405

$86,500

2 bd · 1.0 ba · 912 sqft · Condo public records · 15 Days on market

Built 1967 $150/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

Key facts

• $150 HOA
• Built 1967
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents rising (+3.8%/yr); 381 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $598 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $65k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $85,202 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,863
• Equity at exit: $12,897

10-year hold

• IRR: 13.5%
• Equity multiple: 2.13×
• Total profit: $27,265
• Equity at exit: $7,479

Cash invested: $24,220 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$454
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$36
• HOA: −$150
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $248

Break-even live

Break-even rent $859

Max offer price $86,500

Occupancy floor 74%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	1000	$1,050	$1.05	23d	1	0.01mi
2825 N O.Henry Blvd Unit 2825C Greensboro, NC	2.0	1.0	836	$1,300	$1.56	14d	1	0.08mi
2829 N Ohenry Blvd Unit D Greensboro, NC	2.0	1.0	912	$1,250	$1.37	23d	1	0.09mi
2831 N Ohenry Blvd Greensboro, NC	2.0	1.0	912	$950	$1.04	14d	1	0.11mi
1604 17th St Greensboro, NC	2.0	1.0	990	$992	$1.00	23d	7	0.28mi
3102 Summit Ave Greensboro, NC	2.0	1.0	999	$1,100	$1.10	23d	1	0.39mi
3128 Utah Pl Greensboro, NC	1.0–3.0	1.0–2.0	1076	$1,138	$1.06	23d	6	0.60mi
1703 10th St Unit A Greensboro, NC	3.0	1.0	864	$1,075	$1.24	23d	1	0.68mi
1214 Gordon St Greensboro, NC	3.0	1.0	900	$1,375	$1.53	23d	1	0.92mi
1603 Autumn Dr Apt A Greensboro, NC	2.0	1.0	820	$925	$1.13	14d	1	0.98mi
1622 Mcpherson St Unit 1914 Greensboro, NC	1.0	1.0	650	$750	$1.15	23d	1	1.00mi
1622 Mcpherson St Unit 1912 Greensboro, NC	2.0	1.0	860	$850	$0.99	23d	1	1.00mi
1504 Autumn Dr Unit A Greensboro, NC	2.0	1.0	820	$895	$1.09	23d	1	1.02mi
3409 N O.Henry Blvd Greensboro, NC	2.0–3.0	1.0–1.5	925	$1,030	$1.11	14d	6	1.08mi
1508 Tucker St Greensboro, NC	2.0	2.0	875	$1,195	$1.37	23d	1	1.12mi
900 E Cone Blvd Greensboro, NC	1.0–2.0	1.0–2.0	895	$1,242	$1.39	14d	20	1.12mi
1608 McPherson St Greensboro, NC	3.0	2.0	1100	$1,450	$1.32	23d	1	1.13mi
8 Kings Forest Ct Greensboro, NC	3.0	2.0	1120	$1,650	$1.47	23d	1	1.19mi
2318 Spruce St Greensboro, NC	2.0	1.0	1000	$1,600	$1.60	23d	1	1.22mi
1604 Textile Dr Greensboro, NC	2.0	1.0	930	$1,245	$1.34	23d	1	1.26mi
2316 Golden Gate Dr Greensboro, NC	2.0	1.5	932	$1,075	$1.15	14d	6	1.34mi
1410 Maple St Greensboro, NC	3.0	1.0	1015	$1,150	$1.13	14d	1	1.45mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-04
   status Pending
2. 2026-04-03
   price $86,500
3. 2026-03-19
   listed $90,000 Active
4. 2022-07-22
   soldstatus $65,000 Closed 113-char remark

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

5. 2022-07-22
   soldstatus $65,000

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

6. 2022-07-21
   status Pending 113-char remark

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

7. 2022-07-13
   historical Due Diligence Period 113-char remark

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

8. 2022-06-13
   status Active 113-char remark

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

9. 2022-06-07
   historical Due Diligence Period 113-char remark

   Show marketing remark (113 chars)

   2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

10. 2022-06-03
    listed $69,900 Active 113-char remark

    Show marketing remark (113 chars)

    2 br/1 ba condo. HOA does not allow pets. The front door to the building is locked. The back door is unlocked.

11. 1993-07-01
    soldstatus $30,000
12. 1981-01-01
    soldstatus $31,500

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$245/yr (+$20/mo · 52.9%)

ⓘ 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 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: $14,078
• − Mortgage interest: −$4,845
• − Property taxes: −$464
• − Insurance: −$432
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$1,800
• − Depreciation: −$2,516
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,557/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

+174.6% since first listed

12 events — show timeline

• 2026-04-04 Pending — Triad MLS
• 2026-04-03 Price Changed $86,500 Triad MLS
• 2026-03-19 Listed $90,000 Triad MLS
• 2022-07-22 Sold (Public Records) $65,000 Public Records
• 2022-07-22 Sold (MLS) $65,000 Triad MLS
• 2022-07-21 Pending — Triad MLS
• 2022-07-13 Contingent — Triad MLS
• 2022-06-13 Relisted — Triad MLS
• 2022-06-07 Contingent — Triad MLS
• 2022-06-03 Listed $69,900 Triad MLS
• 1993-07-01 Sold (Public Records) $30,000 Public Records
• 1981-01-01 Sold (Public Records) $31,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $464 · -7.7% YoY. Source: county tax records.