1106 N Guthrie Ave · Durham, NC 27703

$150,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 53 Days on market

Built 1925 5,445 sqft lot Est $266k · 44% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great fixer upper opportunity in a highly desirable location just minutes from Downtown Durham! Lots of rehabs and investor activity in this neighborhood and this property offers the opportunity to flip or fix up and add to your rental portfolio. There is an unfinished basement that provides lots of storage or the opportunity to add more heated square footage. Property is priced to sell and is Sold As Is.

Key facts

• 5,445 sq ft lot
• Built 1925
• Listed 53 days

Property features AI

Finance

• Other: Lot approximately 0.13 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; R-3 zoning
• Construction: Wood siding exterior; Other foundation type
• Exterior features: Shingle roof

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Hardwood floors; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.0% in Durham — 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 (#15 in NC, #1,411 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Durham Public Schools (urban): math 29% / reading 39% proficiency, ranked #132 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside High (math 49% / reading 42%, grade D-, #347 of 535 statewide, top 65%, 1,812 students, 51% FRL).
• Market conditions: Rents flat; 1103 active listings in the ZIP; 39 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; 2,905 units permitted in Durham County in 2024 (955 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 $4k of value loss. Plan a longer hold.
• Durham County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $265,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 Juniper St	0.19mi	3/1.0	1,022 (-0%)	3mo	$163,750	$160	88
1112 N Driver St	0.20mi	2/1.0 (-1)	1,036 (+1%)	4mo	$268,500	$259	81
1116 Delano St	0.34mi	3/1.0	990 (-4%)	3mo	$222,000	$224	76
1147 Delano St	0.45mi	3/1.0	1,067 (+4%)	2mo	$250,000	$234	70
1121 Raynor St	0.38mi	3/2.0	1,062 (+4%)	5mo	$270,000	$254	68
1107 N Hyde Park Ave	0.43mi	3/1.0	960 (-6%)	6mo	$299,500	$312	64
1915 Taylor St	0.53mi	3/2.0	1,050 (+2%)	8mo	$282,500	$269	61
610 N Driver St	0.38mi	2/1.0 (-1)	1,099 (+7%)	11mo	$305,000	$278	56
1011 Lowry Ave	0.51mi	3/2.0	1,106 (+8%)	14mo	$300,000	$271	48
1309 N Hyde Park Ave	0.47mi	3/1.0	875 (-15%)	7mo	$175,000	$200	48
807 Eva St	0.71mi	3/2.0	1,171 (+14%)	5mo	$309,900	$265	35
1007 Drew St	0.65mi	3/2.0	1,152 (+12%)	14mo	$265,000	$230	34

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,054
• Equity at exit: $22,365

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,354
• Equity at exit: $12,969

Cash invested: $42,000 (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 27703

• Rents YoY: 0.8%
• Active inventory: 1103
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$787
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $295

Break-even live

Break-even rent $1,311

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $380	-5% $338	+0% $295	+5% $253	+10% $210
Rent	-10% $162	-5% $229	+0% $295	+5% $362	+10% $429
Rate	-1.0pp $371	-0.5pp $334	base $295	+0.5pp $257	+1.0pp $217

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Fiske St Unit A Durham, NC	2.0	1.0	800	$1,050	$1.31	24d	1	0.05mi
910 Fiske St Unit B Durham, NC	2.0	1.0	750	$1,025	$1.37	24d	1	0.05mi
1609 Evergreen St Durham, NC	2.0	1.0	1051	$1,695	$1.61	22d	1	0.12mi
1104 Raynor St Durham, NC	4.0	2.0	1388	$1,720	$1.24	15d	1	0.33mi
1516 London Cir Durham, NC	3.0	1.0	1118	$1,650	$1.48	24d	1	0.42mi
1828 Liberty St Unit B Durham, NC	2.0	1.0	1100	$1,450	$1.32	15d	1	0.43mi
1911 Fidelity Dr Durham, NC	3.0	2.0	1209	$1,815	$1.50	24d	1	0.44mi
1136 Drew St Unit A Durham, NC	3.0	2.5	1390	$1,550	$1.12	15d	1	0.51mi
615 N Hardee St Durham, NC	3.0	2.0	1250	$1,690	$1.35	15d	1	0.54mi
518 N Hardee St Durham, NC	1.0–2.0	1.0–1.5	665	$1,299	$1.95	24d	1	0.59mi
406 N Hyde Park Ave Durham, NC	3.0	1.0	1160	$1,730	$1.49	22d	1	0.63mi
1237 Naples Pl Durham, NC	1.0–4.0	1.0–2.0	995	$1,567	$1.57	12d	1	0.69mi
1600 N Alston Ave Unit C Durham, NC	2.0	1.0	800	$1,150	$1.44	15d	1	0.79mi
603 N Elm St Unit A Durham, NC	3.0	2.0	1200	$1,495	$1.25	24d	1	0.80mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	24d	1	0.81mi
1809 E Main St Durham, NC	3.0	1.0	1200	$1,700	$1.42	15d	1	0.82mi
721 Liberty St Unit C Durham, NC	2.0	1.0	800	$1,495	$1.87	24d	1	0.83mi
607 Dowd St Durham, NC	2.0	1.0	720	$1,550	$2.15	24d	1	0.85mi
2113 Angier Ave Apt B Durham, NC	2.0	1.0	925	$1,300	$1.41	24d	1	0.99mi
506 Gurley St Unit A Durham, NC	2.0	1.0	775	$1,300	$1.68	15d	1	1.00mi
2418 Owen St Unit A Durham, NC	2.0	1.0	750	$1,195	$1.59	15d	1	1.07mi
2011 Aiken Ave Durham, NC	3.0	2.0	1120	$1,595	$1.42	24d	1	1.09mi
2810 Ashe St Durham, NC	3.0	2.0	1300	$2,370	$1.82	24d	1	1.10mi
518 Boone St Unit 103 Durham, NC	2.0	1.0	850	$1,095	$1.29	15d	1	1.13mi
208 Gray Ave Apt 4H Durham, NC	2.0	1.0	800	$1,250	$1.56	24d	1	1.19mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	15d	40	1.21mi
200 W Geer St Unit 200-C Durham, NC	2.0	1.0	850	$1,400	$1.65	15d	1	1.36mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	15d	29	1.41mi
464 E Pettigrew St Durham, NC	2.0	2.0	1091	$2,786	$2.55	15d	1	1.41mi
704 Bacon St Durham, NC	2.0	1.0	744	$1,495	$2.01	24d	1	1.42mi
701 Grant St Durham, NC	3.0	2.0	1145	$1,850	$1.62	24d	1	1.43mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	22d	30	1.44mi
504 E Pettigrew St Durham, NC	2.0	1.0–2.0	1025	$2,219	$2.16	15d	35	1.44mi
311 W Corporation St Durham, NC	2.0	1.0–2.0	691	$3,505	$5.07	22d	5	1.46mi
311 W Corporation St Unit 3-201 Durham, NC	2.0	2.0	985	$3,355	$3.41	24d	1	1.46mi
321 W Corporation St Durham, NC	2.0	2.0	977	$2,530	$2.59	15d	1	1.46mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	15d	21	1.47mi
815 Madison St Durham, NC	2.0	1.0–2.0	859	$2,854	$3.32	22d	5	1.48mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	15d	55	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 53 DOM
2. 2026-06-17
   days on market $150,000 Active 52 DOM
3. 2026-06-16
   days on market $150,000 Active 51 DOM
4. 2026-06-15
   days on market $150,000 Active 50 DOM
5. 2026-06-14
   days on market $150,000 Active 48 DOM
6. 2026-06-10
   days on market $150,000 Active 45 DOM
7. 2026-06-09
   days on market $150,000 Active 44 DOM
8. 2026-06-08
   days on market $150,000 Active 43 DOM
9. 2026-06-07
   days on market $150,000 Active 42 DOM
10. 2026-06-05
    days on market $150,000 Active 39 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    days on market $150,000 Active 38 DOM
13. 2026-06-02
    days on market $150,000 Active 37 DOM
14. 2026-06-01
    days on market $150,000 Active 36 DOM
15. 2026-05-31
    days on market $150,000 Active 35 DOM
16. 2026-05-30
    days on market $150,000 Active 34 DOM
17. 2026-05-18
    price $150,000
18. 2026-04-26
    listed $165,000 Active
19. 2022-12-29
    soldstatus $154,900 Closed 418-char remark

    Show marketing remark (418 chars)

    This is a great fixer upper opportunity in a highly desirable location just minutes from Downtown Durham! Lots of rehabs and investor activity in this neighborhood and this property offers the opportunity to flip or fix up and add to your rental portfolio. There is an unfinished basement that provides lots of storage or the opportunity to add more heated square footage. Property is priced to sell and is Sold As Is.

20. 2022-12-29
    soldstatus $155,000

    Show marketing remark (418 chars)

    This is a great fixer upper opportunity in a highly desirable location just minutes from Downtown Durham! Lots of rehabs and investor activity in this neighborhood and this property offers the opportunity to flip or fix up and add to your rental portfolio. There is an unfinished basement that provides lots of storage or the opportunity to add more heated square footage. Property is priced to sell and is Sold As Is.

21. 2022-12-10
    status Pending 418-char remark

    Show marketing remark (418 chars)

    This is a great fixer upper opportunity in a highly desirable location just minutes from Downtown Durham! Lots of rehabs and investor activity in this neighborhood and this property offers the opportunity to flip or fix up and add to your rental portfolio. There is an unfinished basement that provides lots of storage or the opportunity to add more heated square footage. Property is priced to sell and is Sold As Is.

22. 2022-12-08
    listed $154,900 Active 418-char remark

    Show marketing remark (418 chars)

    This is a great fixer upper opportunity in a highly desirable location just minutes from Downtown Durham! Lots of rehabs and investor activity in this neighborhood and this property offers the opportunity to flip or fix up and add to your rental portfolio. There is an unfinished basement that provides lots of storage or the opportunity to add more heated square footage. Property is priced to sell and is Sold As Is.

23. 1994-06-29
    soldstatus $45,000
24. 1994-01-28
    soldstatus $26,000

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,222
• − Mortgage interest: −$8,402
• − Property taxes: −$2,241
• − Insurance: −$750
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,364
• Taxable income: $1,229
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,250/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: Durham Public Schools
• NCES district ID: 3701260
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $52,143
• Composite: 29.69/100
• National rank: #6457
• State rank: #132 of 178 in NC

Livability — Durham

• Score: 81/100
• State rank: #15
• US rank: #1411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durham, NC
• County: Durham County · 288,747 people
• City population: 288,747
• Metro: Durham-Chapel Hill, NC
• Population (ZIP): 63,458
• Household income: $89,317
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1685.0

Population outlook (Durham County) Hauer SSP2

• Today (2025): 368,962 people
• By 2030: 402,686 · +9.1%
• By 2040: 468,677 · +27.0%
• By 2050: 531,727 · +44.1%
• By 2075: 660,446 · +79.0%
• By 2100: 739,971 · +100.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 20% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Swiss 2% Romanian 2% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 17% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Durham

• 2024 margin: Solid D (+61.9) · D 80.2% · R 18.2% · Other 1.6%
• 2008→2024 swing: +10.0pp toward D · 2008: 51.9pp · 2024: 61.9pp
• All cycles: 2024: D+61.9 2020: D+62.4 2016: D+60.4 2012: D+52.7 2008: D+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.81%
• Current HPI: 206.7413
• Rent YoY: ▲ 0.84%
• Metro: Durham-Chapel Hill, 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

+476.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $150,000 TMLS
• 2026-04-26 Listed $165,000 TMLS
• 2022-12-29 Sold (Public Records) $155,000 Public Records
• 2022-12-29 Sold (MLS) $154,900 TMLS
• 2022-12-10 Pending — TMLS
• 2022-12-08 Listed $154,900 TMLS
• 1994-06-29 Sold (Public Records) $45,000 Public Records
• 1994-01-28 Sold (Public Records) $26,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,241 · +47.9% YoY. Source: county tax records.