2036 Willow Rd · Greensboro, NC 27406

$180,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 166 Days on market

Built 1983 9,583 sqft lot Est $232k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

Key facts

• Large storage closet
• New flooring
• 9,583 sq ft lot

Tags

• OPEN KITCHEN AND DINING LAYOUT
• LARGE STORAGE CLOSET
• NEWER REPLACEMENT WINDOWS
• NEW FLOORING
• CENTRALLY LOCATED NEAR SCHOOLS
• CENTRALLY LOCATED NEAR PARKS

Property features AI

Finance

• Other: Residential property, existing condition
• HOA & community: No homeowners association; Subdivision: Terre Hamlet

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story house; Stick/site-built residential structure; Built in 1983
• Construction: Vinyl siding exterior; Crawl space foundation
• Exterior features: City lot; Public maintained road access

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: All bedrooms 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
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $17 ($209/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Vandalia Elementary (math 17% / reading 32%, grade F, #1,112 of 1,410 statewide, top 82%, 240 students, 99% FRL); Allen Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 703 students, 100% FRL); James B Dudley High (math 34% / reading 40%, grade F, #414 of 535 statewide, top 79%, 1,491 students, 100% FRL) — zoned schools average 99% FRL vs 52% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Guilford County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 264 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 30% of the median local income ($60k/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 $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 166 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,144 (16.6% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.83% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $232,128
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Willow Rd	0.02mi	3/2.0	1,326 (+6%)	8mo	$210,000	$158	82
5 Acorn Ct	0.12mi	3/2.0	1,325 (+6%)	19mo	$260,000	$196	68
1522 Hamilton Hills Dr	0.73mi	3/2.0	1,251 (+0%)	4mo	$267,500	$214	62
2817 Pleasant Garden Rd	0.66mi	3/2.0	1,250 (+0%)	17mo	$233,000	$186	55
2319 Deerbrook Forest Ln	0.53mi	3/2.5	1,340 (+7%)	11mo	$249,900	$186	52
2520 Renard Rd	0.71mi	3/2.0	1,250 (+0%)	21mo	$231,500	$185	49
2297 Zornbrook Dr	0.56mi	3/2.0	1,390 (+11%)	14mo	$275,000	$198	44
2313 Deerbrook Forest Ln	0.51mi	3/2.5	1,432 (+15%)	11mo	$243,000	$170	40
1508 Hamilton Hills Dr	0.75mi	3/2.0	1,371 (+10%)	15mo	$262,000	$191	36

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-29,311
• Equity at exit: $26,839

10-year hold

• IRR: -9.8%
• Equity multiple: 0.42×
• Total profit: $-29,150
• Equity at exit: $15,563

Cash invested: $50,400 (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: 264
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$944
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $17

Break-even live

Break-even rent $1,479

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $119	-5% $68	+0% $17	+5% $-34	+10% $-84
Rent	-10% $-101	-5% $-42	+0% $17	+5% $77	+10% $136
Rate	-1.0pp $108	-0.5pp $63	base $17	+0.5pp $-29	+1.0pp $-77

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Willow Rd Greensboro, NC	3.0	1.0	999	$1,400	$1.40	25d	1	0.39mi
1923 Belcrest Dr Greensboro, NC	4.0	1.5	1205	$1,895	$1.57	20d	1	0.88mi
1610 Eastwood Ave Greensboro, NC	3.0	2.0	950	$1,750	$1.84	25d	1	0.89mi
2007 S Benbow Rd Greensboro, NC	3.0	1.0	960	$1,100	$1.15	25d	1	0.99mi
1112 Stephens St Greensboro, NC	2.0	1.0	744	$1,250	$1.68	20d	1	1.14mi
3223 Pleasant Garden Rd Greensboro, NC	1.0–2.0	1.0–2.0	900	$1,250	$1.39	23d	28	1.21mi
2117 Tuscaloosa St Greensboro, NC	3.0	1.0	1000	$1,600	$1.60	25d	1	1.21mi
1404 Ardmore Dr Greensboro, NC	3.0	2.0	1094	$1,625	$1.49	16d	1	1.27mi
904 Stephens St Greensboro, NC	3.0	1.0	1052	$1,490	$1.42	16d	1	1.29mi
909 Tuscaloosa St Greensboro, NC	2.0	1.0	840	$1,195	$1.42	25d	1	1.47mi

Listing history 30 events

1. 2026-06-22
   days on market $180,000 Active 166 DOM
2. 2026-06-18
   days on market $180,000 Active 163 DOM
3. 2026-06-17
   days on market $180,000 Active 162 DOM
4. 2026-06-16
   days on market $180,000 Active 161 DOM
5. 2026-06-15
   days on market $180,000 Active 160 DOM
6. 2026-06-14
   days on market $180,000 Active 158 DOM
7. 2026-06-10
   days on market $180,000 Active 155 DOM
8. 2026-06-09
   days on market $180,000 Active 154 DOM
9. 2026-06-08
   days on market $180,000 Active 153 DOM
10. 2026-06-07
    days on market $180,000 Active 152 DOM
11. 2026-06-03
    days on market $180,000 Active 148 DOM
12. 2026-06-02
    days on market $180,000 Active 147 DOM
13. 2026-06-01
    days on market $180,000 Active 146 DOM
14. 2026-05-31
    days on market $180,000 Active 145 DOM
15. 2026-05-31
    days on market $180,000 Active 144 DOM
16. 2026-05-14
    price $180,000
17. 2026-03-10
    price $194,000
18. 2026-01-06
    listed $199,000 Active
19. 2025-11-01
    price $199,000
20. 2025-09-19
    price $210,000
21. 2025-08-16
    price $215,000
22. 2021-09-24
    soldstatus $130,000 Closed 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

23. 2021-09-24
    soldstatus $130,000

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

24. 2021-08-21
    status Pending 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

25. 2021-08-05
    historical Due Diligence Period 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

26. 2021-08-05
    status Active 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

27. 2021-08-05
    historical Due Diligence Period 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

28. 2021-08-05
    listed $117,000 Active 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

29. 2021-07-30
    historical $117,000 257-char remark

    Show marketing remark (257 chars)

    One level living. Split floorplan with kitchen/dining opening to a great room. New laminate floors throughout living room and kitchen, dining area. Convenient to Greensboro, shopping, and highways. NO HOA. Come and make this nice house your new home today!

30. 1985-10-01
    soldstatus $49,900

ⓘ 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: $1,797 · $150/mo
• Projected year-2 tax: $1,797 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $18,017
• − Mortgage interest: −$10,083
• − Property taxes: −$1,797
• − Insurance: −$900
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$5,236
• Taxable loss: −$2,882
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $901/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

+260.7% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $180,000 Triad MLS
• 2026-03-10 Price Changed $194,000 Triad MLS
• 2026-01-06 Listed $199,000 Triad MLS
• 2025-11-01 Price Changed $199,000 Triad MLS
• 2025-09-19 Price Changed $210,000 Triad MLS
• 2025-08-16 Price Changed $215,000 Triad MLS
• 2021-09-24 Sold (Public Records) $130,000 Public Records
• 2021-09-24 Sold (MLS) $130,000 Triad MLS
• 2021-08-21 Pending — Triad MLS
• 2021-08-05 Contingent — Triad MLS
• 2021-08-05 Relisted — Triad MLS
• 2021-08-05 Contingent — Triad MLS
• 2021-08-05 Listed $117,000 Triad MLS
• 2021-07-30 Coming Soon $117,000 Triad MLS
• 1985-10-01 Sold (Public Records) $49,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,797 · -1.0% YoY. Source: county tax records.