1121 Glendale Dr · Greensboro, NC 27406

$165,000

2 bd · 2.5 ba · 1,152 sqft · Townhouse public records · 122 Days on market

Built 1983 1,306 sqft lot Est $161k · at est. $134/mo HOA · 9% 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 +12.2/30.0
• ARV discount +6.5/15.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

Key facts

• $134 HOA
• Built 1983
• Listed 121 days

Property features AI

Finance

• Other: No pool; No guest house
• HOA & community: Association: AMG Property Management (Winston-Salem); Monthly association fee of $134; Subdivision: Nugget Ridge

Exterior

• Parking: Assigned parking (no garage)
• Utilities: Public sewer; Electric water heater
• Home design: Townhouse; Stick/site built construction; Two levels; Built in 1983; One fireplace in the living room; Private maintained road
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Two bedrooms on the second level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Ceiling fan(s); Attic access only
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.5% below list).
• Recommended offer: $144k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+2.2%/yr); 261 active listings in the ZIP; 13 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 $1k of loan paydown is wiped out by about $5k 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 122 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $165k implies a 79% 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 $144,365 (12.5% 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 122 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Glendale Dr #65	0.11mi	2/2.5	1,217 (+6%)	6mo	$170,000	$140	80
1167 Glendale Dr	0.07mi	2/2.5	1,270 (+10%)	4mo	$175,000	$138	76

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-30,029
• Equity at exit: $24,602

10-year hold

• IRR: -12.8%
• Equity multiple: 0.27×
• Total profit: $-33,516
• Equity at exit: $14,266

Cash invested: $46,200 (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 27406

• Rents YoY: 2.2%
• Active inventory: 261
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$865
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$69
• HOA: −$134
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-34

Break-even live

Break-even rent $1,486

Max offer price $159,029

Occupancy floor 97%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 Glendale Dr Greensboro, NC	2.0	2.5	1152	$1,550	$1.35	23d	1	0.04mi
1015 Glendale Dr Greensboro, NC	1.0–2.0	1.0	730	$1,103	$1.51	21d	4	0.20mi
1032 Quinlan Dr Greensboro, NC	3.0	2.5	1398	$1,885	$1.35	23d	1	0.21mi
600 Tipperary Dr Greensboro, NC	3.0	1.5	1080	$1,425	$1.32	23d	1	0.93mi
9 Summertree Ln Greensboro, NC	1.0–2.0	1.0	802	$995	$1.24	14d	5	1.08mi
2200 Juliet Pl Greensboro, NC	1.0	1.0	800	$1,095	$1.37	23d	1	1.10mi
2 Pipers Glen Ct Greensboro, NC	3.0	2.0	1400	$1,750	$1.25	19d	1	1.18mi
661 Mystic Dr Greensboro, NC	2.0	2.0	936	$1,225	$1.31	23d	1	1.28mi
301 W Vandalia Rd Greensboro, NC	1.0	1.0	780	$974	$1.25	23d	1	1.34mi
701 Ashcroft Rd Greensboro, NC	3.0	2.0	1448	$1,650	$1.14	23d	1	1.44mi
515 Mystic Dr Unit A Greensboro, NC	2.0	1.0	703	$899	$1.28	14d	1	1.44mi
3607 McCuiston Rd #52 Greensboro, NC	3.0	2.0	1200	$1,550	$1.29	23d	1	1.45mi
2807 Green Crest Ct Greensboro, NC	3.0	2.0	1392	$1,899	$1.36	23d	1	1.49mi

HOA detail

• Monthly dues: $134 · $1,608/yr

Listing history 38 events

1. 2026-06-18
   days on market $165,000 Active 122 DOM
2. 2026-06-17
   days on market $165,000 Active 121 DOM
3. 2026-06-16
   days on market $165,000 Active 120 DOM
4. 2026-06-15
   days on market $165,000 Active 119 DOM
5. 2026-06-14
   days on market $165,000 Active 117 DOM
6. 2026-06-10
   days on market $165,000 Active 114 DOM
7. 2026-06-09
   days on market $165,000 Active 113 DOM
8. 2026-06-08
   days on market $165,000 Active 112 DOM
9. 2026-06-07
   days on market $165,000 Active 111 DOM
10. 2026-06-03
    days on market $165,000 Active 107 DOM
11. 2026-06-02
    days on market $165,000 Active 106 DOM
12. 2026-06-01
    days on market $165,000 Active 105 DOM
13. 2026-05-31
    days on market $165,000 Active 104 DOM
14. 2026-05-31
    days on market $165,000 Active 103 DOM
15. 2026-04-15
    price $165,000
16. 2026-03-10
    price $170,000
17. 2026-02-17
    listed $175,000 Active
18. 2026-02-12
    historical $175,000
19. 2025-10-05
    price $159,900
20. 2021-01-11
    soldstatus $92,000 Closed 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

21. 2021-01-11
    soldstatus $92,000

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

22. 2020-12-22
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

23. 2020-12-02
    historical Due Diligence Period 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

24. 2020-11-10
    status Active 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

25. 2020-10-22
    historical Due Diligence Period 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

26. 2020-10-08
    listed $94,500 Active 256-char remark

    Show marketing remark (256 chars)

    Stately 2-story townhome~Lock & Go Living near I-85/I-40~Traditional Floorplan with Inviting Den~Efficient Kitchen~Two bedrooms on Upper level with Private Full Baths~Quaint townhome community~ Ideal for a busy professional, Empty nester or investor.

27. 2019-03-08
    soldstatus $71,000 Sold
28. 2019-03-08
    soldstatus $71,000
29. 2019-02-22
    status Pending
30. 2019-01-23
    historical Due Diligence Period
31. 2019-01-15
    price $74,000
32. 2018-12-20
    status Active
33. 2018-12-11
    historical Due Diligence Period
34. 2018-12-04
    listed $75,000 Active
35. 2005-08-01
    soldstatus $56,000
36. 1999-09-01
    soldstatus $68,000
37. 1998-05-01
    soldstatus $49,500
38. 1983-06-01
    soldstatus $52,850

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$78/yr (+$6/mo · 6.1%)

ⓘ 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 · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,324
• − Mortgage interest: −$9,243
• − Property taxes: −$1,275
• − Insurance: −$825
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − HOA: −$1,608
• − Depreciation: −$4,800
• Taxable loss: −$3,199
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $362/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): 60,651
• Household income: $59,563
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 2462.0

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 0.64)
• Race & ethnicity: Black 52% White 26% Hispanic / Latino 13% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam, United Kingdom
• Languages at home: 83% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -146.70%
• Current HPI: 243.2612
• Rent YoY: ▲ 2.18%
• 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

+212.2% since first listed

24 events — show timeline

• 2026-04-15 Price Changed $165,000 Triad MLS
• 2026-03-10 Price Changed $170,000 Triad MLS
• 2026-02-17 Listed $175,000 Triad MLS
• 2026-02-12 Coming Soon $175,000 Triad MLS
• 2025-10-05 Price Changed $159,900 Triad MLS
• 2021-01-11 Sold (Public Records) $92,000 Public Records
• 2021-01-11 Sold (MLS) $92,000 Triad MLS
• 2020-12-22 Pending — Triad MLS
• 2020-12-02 Contingent — Triad MLS
• 2020-11-10 Relisted — Triad MLS
• 2020-10-22 Contingent — Triad MLS
• 2020-10-08 Listed $94,500 Triad MLS
• 2019-03-08 Sold (Public Records) $71,000 Public Records
• 2019-03-08 Sold (MLS) $71,000 Triad MLS
• 2019-02-22 Pending — Triad MLS
• 2019-01-23 Contingent — Triad MLS
• 2019-01-15 Price Changed $74,000 Triad MLS
• 2018-12-20 Relisted — Triad MLS
• 2018-12-11 Contingent — Triad MLS
• 2018-12-04 Listed $75,000 Triad MLS
• 2005-08-01 Sold (Public Records) $56,000 Public Records
• 1999-09-01 Sold (Public Records) $68,000 Public Records
• 1998-05-01 Sold (Public Records) $49,500 Public Records
• 1983-06-01 Sold (Public Records) $52,850 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,275 · -1.0% YoY. Source: county tax records.