801 Pine Forest Trl · Knightdale, NC 27545

$152,250

2 bd · 1.0 ba · 906 sqft · Townhouse public records · 76 Days on market

Built 1988 1,307 sqft lot $228/mo HOA · 15% of rent

---

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 +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

END UNIT surrounded by park-like atmosphere, with two doors and plenty of windows. New windows.

Key facts

• 5 minutes from 540
• Close to amenities
• End-unit privacy

Tags

• END-UNIT PRIVACY
• WELL-MAINTAINED NEIGHBORHOOD
• CLOSE TO AMENITIES
• 5 MINUTES FROM 540

Property features AI

Finance

• Other: Zoning: GR8
• HOA & community: HOA (Woods of Parkside HOA); HOA covers grounds maintenance and trash; Monthly HOA fee of $210; additional annual fee of $225; Community features include curbs, sidewalks, street lights and suburban setting; Parking and management provided by association

Exterior

• Parking: 2 open/assigned asphalt parking spaces
• Utilities: Public water; Public sewer; Cable available; Phone available; Sewer connected; Water connected
• Home design: Townhouse end unit with one level; One common wall, no one above or below; Fixer condition; Facing direction not specified
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation; Built as townhouse
• Exterior features: Covered front porch and patio; Patio; Porch; Cleared and grassed yard; City street frontage; Public maintained asphalt road

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Freezer; Water heater
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Luxury vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dual closets; Walk-in shower; Storm door(s)
• Laundry & utility: Washer and dryer (laundry closet, in hall on main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $152k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $143k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.9% in Knightdale — 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 82/100 on livability (#11 in NC, #1,212 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities C-.
• Wake County Schools (suburban): math 52% / reading 60% proficiency, ranked #35 of 178 in NC (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lockhart Elementary (math 18% / reading 28%, grade F, #1,168 of 1,410 statewide, top 83%, 459 students, 74% FRL); Neuse River Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 908 students, 77% FRL); Knightdale High (math 15% / reading 50%, grade F, #441 of 535 statewide, top 83%, 1,702 students, 63% FRL) — zoned schools average 71% FRL vs 30% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 56% district-wide (-29 pts) — the specific schools serving this property underperform the Wake County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 406 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 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.
• Wake County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $53k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $152k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,115 (6.0% 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 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.03% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-31,087
• Equity at exit: $22,701

10-year hold

• IRR: -28.2%
• Equity multiple: -0.10×
• Total profit: $-46,751
• Equity at exit: $13,164

Cash invested: $42,630 (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 27545

• Home prices YoY: -33.1%
• Rents YoY: -1.4%
• Active inventory: 406
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$798
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$63
• HOA: −$228
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-31

Break-even live

Break-even rent $1,610

Max offer price $146,779

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $12	+0% $-31	+5% $-74	+10% $-117
Rent	-10% $-155	-5% $-93	+0% $-31	+5% $31	+10% $93
Rate	-1.0pp $46	-0.5pp $8	base $-31	+0.5pp $-70	+1.0pp $-111

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: $38,062
• Closing costs: $4,568
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Greystone Common Dr Knightdale, NC	1.0–3.0	1.0–2.0	948	$1,490	$1.57	3d	32	0.39mi
100 E Cameo Ln Knightdale, NC	1.0–3.0	1.0–2.0	875	$1,376	$1.57	25d	12	0.41mi
1001 Mulford Ct Knightdale, NC	1.0	1.0	858	$1,990	$2.32	5d	6	0.45mi
1025 Luxury Ln Durham, NC	1.0–3.0	1.0–2.0	1093	$2,244	$2.05	3d	58	0.53mi
1201 Aragon Dr Knightdale, NC	1.0–3.0	1.0–2.0	1028	$1,358	$1.32	3d	22	0.79mi
332 Bethlehem Rd Unit 338 Knightdale, NC	2.0	1.0	800	$1,325	$1.66	25d	1	0.97mi
332 Bethlehem Rd Unit 340 Knightdale, NC	2.0	1.0	800	$1,275	$1.59	25d	1	0.97mi
375 Railroad St Knightdale, NC	2.0	1.0	816	$1,295	$1.59	25d	1	0.99mi
335 Railroad St Knightdale, NC	2.0	1.0	810	$1,245	$1.54	4d	3	1.00mi
357 Railroad St Knightdale, NC	2.0	1.0	816	$1,245	$1.53	22d	1	1.00mi
323 Railroad St Knightdale, NC	2.0	1.0	805	$1,195	$1.48	22d	1	1.02mi
6833 Forestville Rd Raleigh, NC	3.0	1.5	1092	$1,600	$1.47	25d	1	1.16mi
485 Traebert Cir Knightdale, NC	1.0	1.0	949	$1,415	$1.49	25d	1	1.30mi
485 Traebert Cir Knightdale, NC	2.0	2.0	1122	$1,485	$1.32	5d	1	1.30mi
341 Sugar Magnolia Ln Knightdale, NC	1.0–2.0	1.0–2.0	950	$2,075	$2.18	25d	85	1.49mi

HOA detail

• Monthly dues: $228 · $2,736/yr

Listing history 13 events

1. 2026-06-02
   statusdays on market $152,250 Pending 76 DOM
2. 2026-06-01
   days on market $152,250 Active 75 DOM
3. 2026-05-31
   days on market $152,250 Active 74 DOM
4. 2026-04-24
   price $175,000
5. 2026-03-27
   price $195,000
6. 2026-03-18
   listed $205,000 Active
7. 2008-08-15
   soldstatus $71,000 95-char remark

   Show marketing remark (95 chars)

   END UNIT surrounded by park-like atmosphere, with two doors and plenty of windows. New windows.

8. 2008-08-15
   soldstatus $71,000

   Show marketing remark (95 chars)

   END UNIT surrounded by park-like atmosphere, with two doors and plenty of windows. New windows.

9. 2008-07-31
   historical 95-char remark

   Show marketing remark (95 chars)

   END UNIT surrounded by park-like atmosphere, with two doors and plenty of windows. New windows.

10. 2008-06-13
    historical
11. 2008-06-12
    listed $69,900 95-char remark

    Show marketing remark (95 chars)

    END UNIT surrounded by park-like atmosphere, with two doors and plenty of windows. New windows.

12. 2008-04-29
    listed $74,000
13. 1989-03-07
    soldstatus $56,500

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,844
• − Mortgage interest: −$8,528
• − Property taxes: −$2,180
• − Insurance: −$761
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$2,736
• − Depreciation: −$4,429
• Taxable loss: −$2,806
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $302/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: Wake County Schools
• NCES district ID: 3704720
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $67,509
• Composite: 49.41/100
• National rank: #2010
• State rank: #35 of 178 in NC

Livability — Knightdale

• Score: 82/100
• State rank: #11
• US rank: #1212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knightdale, NC
• County: Wake County · 1,216,256 people
• City population: 34,163
• Metro: Raleigh-Cary, NC
• Population (ZIP): 34,163
• Household income: $91,527
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 637.0

Population outlook (Wake County) Hauer SSP2

• Today (2025): 1,293,152 people
• By 2030: 1,428,223 · +10.4%
• By 2040: 1,698,188 · +31.3%
• By 2050: 1,955,807 · +51.2%
• By 2075: 2,520,273 · +94.9%
• By 2100: 2,893,335 · +123.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 34% Hispanic / Latino 20% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 12% Dominican 2%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 17% · Canada, Vietnam, Philippines
• Languages at home: 77% English-only · Spanish 18% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Wake

• 2024 margin: Strong D (+25.5) · D 61.9% · R 36.4% · Other 1.7%
• 2008→2024 swing: +11.1pp toward D · 2008: 14.4pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+26.4 2016: D+20.5 2012: D+10.2 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.68%
• Current HPI: 228.2131
• Rent YoY: ▼ -1.44%
• Metro: Raleigh-Cary, 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

+209.7% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $175,000 TMLS
• 2026-03-27 Price Changed $195,000 TMLS
• 2026-03-18 Listed $205,000 TMLS
• 2008-08-15 Sold (Public Records) $71,000 Public Records
• 2008-08-15 Sold (MLS) $71,000 TMLS
• 2008-07-31 Listing Removed — TMLS
• 2008-06-13 Listing Removed — TMLS
• 2008-06-12 Listed $69,900 TMLS
• 2008-04-29 Listed $74,000 TMLS
• 1989-03-07 Sold (Public Records) $56,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,180 · +98.9% YoY. Source: county tax records.