1014 Sedgefield St · Durham, NC 27705

$329,900

2 bd · 2.0 ba · 900 sqft · MultiFamily public records · 146 Days on market

Built 1985 0.32 ac lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Prime Durham duplex just minutes from Duke University! Tucked away from the main road, this one-level property offers solid rental appeal. Live in one unit and rent the other, or add an income-ready performer to your investment portfolio. Private feel, unbeatable convenience, and a rare opportunity in this established neighborhood.

Key facts

• Durham duplex
• Solid rental appeal
• One-level property

Tags

• DURHAM DUPLEX
• ONE-LEVEL PROPERTY
• SOLID RENTAL APPEAL
• INCOME-READY PERFORMER
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Public maintained paved road; County: Durham; Directions: South on Broad St., Right onto W. Knox St, Left onto Sedgefield St. Home 8th house on right.
• Financial info: Two-unit property; Owner pays: none; Units furnished: none
• HOA & community: No association; Not a senior community

Exterior

• Parking: Driveway; On-street parking; Unpaved parking
• Utilities: Public water; Public sewer; Electricity available and connected; Water connected; Sewer connected
• Home design: Duplex, site-built; One story
• Construction: Shingle roof; Unknown construction materials; 1 building; Built as a duplex
• Exterior features: Rear porch; No fencing; R-3 zoning; Not waterfront; 0.32 acre lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Luxury vinyl; 900 living area
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Wall unit(s)
• Interior features: Bathtub/shower combination
• Laundry & utility: Washer hookup; Electric dryer hookup; Main level laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $-48 ($-570/yr) — negative. Per door: $-24/mo.
• To cash-flow at today's rent, offer at most $322k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (15.0% below list).
• Recommended offer: $280k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 rising (+3.0%/yr); 257 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• At $2,803/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 3406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 146 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $280,300 (15.0% 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 146 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.97% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-56,539
• Equity at exit: $49,189

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-53,352
• Equity at exit: $28,524

Cash invested: $92,372 (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 27705

• Rents YoY: 3.0%
• Active inventory: 257
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $2,803 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$328 /mo · $3,936/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-48

Break-even live

Break-even rent $2,863

Max offer price $321,502

Occupancy floor 97%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,804
Total (2 units)			$2,803

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Clarendon St Unit A Durham, NC	1.0	1.0	750	$1,695	$2.26	13d	1	0.22mi
810 9th St Durham, NC	3.0	1.0–3.0	988	$3,110	$3.15	13d	47	0.40mi
1906 Guess Rd Durham, NC	1.0–3.0	1.0–1.5	825	$1,338	$1.62	23d	22	0.49mi
749 9th St Durham, NC	3.0	1.0–2.0	1084	$3,191	$2.94	13d	97	0.61mi
1001 Ruby St Durham, NC	2.0	1.0–2.0	600	$1,300	$2.17	13d	3	0.64mi
1309 Hudson Ave Unit A5 Durham, NC	1.0	1.0	549	$1,100	$2.00	23d	1	0.65mi
1803 Hillcrest Dr Durham, NC	3.0	1.0	1044	$1,975	$1.89	13d	1	0.67mi
2211 Hillsborough Rd Durham, NC	1.0–2.0	1.0–2.0	1142	$3,125	$2.74	13d	85	0.67mi
730 Rutherford St Durham, NC	3.0	1.0–3.0	1030	$3,220	$3.12	13d	1	0.73mi
1000 N Duke St Durham, NC	2.0	1.5	1080	$1,595	$1.48	23d	1	0.74mi
800 Demerius St Durham, NC	2.0	1.0	715	$1,445	$2.02	23d	1	0.74mi
1306 Leon St Durham, NC	1.0–3.0	1.0–2.0	850	$1,287	$1.51	23d	1	0.77mi
810 N Duke St Apt 17 Durham, NC	1.0	1.0	575	$950	$1.65	23d	1	0.80mi
704 15th St Durham, NC	3.0	1.0–2.5	1257	$3,425	$2.72	13d	44	0.85mi
2710 Lawndale Ave Durham, NC	3.0	1.0	1125	$1,600	$1.42	13d	1	0.94mi
311 Swift Ave Durham, NC	2.0	1.0–2.0	980	$1,405	$1.43	21d	1	0.94mi
807 W Trinity Ave Durham, NC	1.0	1.0	600	$1,562	$2.60	23d	1	0.95mi
334 Clark St Unit A Durham, NC	2.0	1.0	796	$1,150	$1.44	23d	1	0.98mi
1005 W Main St Durham, NC	1.0	1.0	909	$2,179	$2.40	23d	1	1.04mi
701 Washington St Durham, NC	1.0–3.0	1.0–2.0	996	$3,338	$3.35	13d	214	1.05mi
406 Green St Durham, NC	2.0	1.0	912	$1,990	$2.18	23d	1	1.06mi
317 W Trinity Ave Unit J Durham, NC	1.0	1.0	575	$1,275	$2.22	23d	1	1.11mi
317 W Trinity Ave Unit C Durham, NC	1.0	1.0	575	$1,275	$2.22	21d	1	1.11mi
308 W Trinity Ave Unit 19 Durham, NC	1.0	1.0	595	$1,100	$1.85	13d	1	1.12mi
311 Liggett St Durham, NC	2.0	1.0–2.0	1008	$4,525	$4.49	13d	11	1.16mi
620 Foster St Unit 817 Durham, NC	1.0	1.0	578	$1,903	$3.29	21d	1	1.17mi
2335 Broad St Durham, NC	1.0–3.0	1.0–2.0	1060	$1,700	$1.60	13d	22	1.17mi
620 Foster St Durham, NC	2.0	1.0–2.0	888	$3,303	$3.72	13d	43	1.18mi
545 Foster St Durham, NC	2.0	1.0–2.0	910	$2,722	$2.99	13d	2	1.23mi
530 Foster St Durham, NC	2.0	1.0–2.0	918	$2,750	$3.00	13d	18	1.26mi
605 W Main St Durham, NC	3.0	1.0–2.0	977	$2,837	$2.90	13d	48	1.26mi
815 Madison St Durham, NC	2.0	1.0–2.0	859	$2,854	$3.32	21d	5	1.27mi
1404 W Chapel Hill St Unit C Durham, NC	1.0	1.0	742	$1,315	$1.77	13d	1	1.27mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$2,934	$3.26	13d	55	1.27mi
1500 Duke University Rd Durham, NC	2.0	1.0	800	$1,500	$1.88	23d	1	1.29mi
321 W Corporation St Durham, NC	2.0	2.0	977	$2,530	$2.59	13d	1	1.32mi
311 W Corporation St Durham, NC	2.0	1.0–2.0	691	$3,505	$5.07	21d	5	1.32mi
311 W Corporation St Unit 3-201 Durham, NC	2.0	2.0	985	$3,355	$3.41	23d	1	1.32mi
605 W Chapel Hill St Durham, NC	2.0	1.0–2.0	760	$2,011	$2.64	13d	19	1.32mi
200 W Geer St Unit 200-C Durham, NC	2.0	1.0	850	$1,400	$1.65	13d	1	1.34mi

Listing history 30 events

1. 2026-06-18
   days on market $329,900 Active 146 DOM
2. 2026-06-17
   days on market $329,900 Active 145 DOM
3. 2026-06-16
   days on market $329,900 Active 144 DOM
4. 2026-06-15
   days on market $329,900 Active 143 DOM
5. 2026-06-14
   days on market $329,900 Active 141 DOM
6. 2026-06-10
   days on market $329,900 Active 138 DOM
7. 2026-06-09
   days on market $329,900 Active 137 DOM
8. 2026-06-08
   days on market $329,900 Active 136 DOM
9. 2026-06-07
   days on market $329,900 Active 135 DOM
10. 2026-06-05
    days on market $329,900 Active 132 DOM
11. 2026-06-03
    days on market $329,900 Active 131 DOM
12. 2026-06-02
    days on market $329,900 Active 130 DOM
13. 2026-06-01
    days on market $329,900 Active 129 DOM
14. 2026-05-31
    days on market $329,900 Active 128 DOM
15. 2026-05-30
    days on market $329,900 Active 127 DOM
16. 2026-04-14
    price $329,900
17. 2026-01-23
    listed $349,900 Active
18. 2026-01-23
    historical
19. 2025-11-13
    listed $349,900 Active
20. 2024-12-17
    historical $950
21. 2024-11-27
    listed $950
22. 2024-11-06
    historical $950
23. 2024-09-29
    price $950
24. 2024-09-13
    price $1,025
25. 2024-09-05
    listed $1,050
26. 2024-08-15
    historical $995
27. 2024-08-14
    listed $995
28. 2024-08-14
    historical $995
29. 2024-08-13
    listed $995
30. 2022-07-01
    soldstatus $310,000

ⓘ 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: $3,936 · $328/mo
• Projected year-2 tax: $3,936 · $328/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 9/10 Extreme FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $33,636
• − Mortgage interest: −$18,480
• − Property taxes: −$3,936
• − Insurance: −$2,447
• − Repairs & maintenance: −$2,691
• − Management: −$2,691
• − Depreciation: −$9,597
• Taxable loss: −$6,205
• Est. tax savings @ 24.0%: +$1,489
• After-tax cash flow: $919/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): 49,923
• Household income: $73,066
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3406.0

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 0.65)
• Race & ethnicity: White 54% Black 17% Hispanic / Latino 14% Two or more races 9% Asian 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 13% Chinese 4% Other Indo-European 2%

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: ▼ -446.90%
• Current HPI: 257.6519
• Rent YoY: ▲ 2.97%
• 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

+6.4% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $329,900 TMLS
• 2026-01-23 Listing Removed — TMLS
• 2026-01-23 Listed $349,900 TMLS
• 2025-11-13 Listed $349,900 TMLS
• 2024-12-17 Rental Removed $950 RENTALBEAST
• 2024-11-27 Listed for Rent $950 RENTALBEAST
• 2024-11-06 Rental Removed $950 RENTALBEAST
• 2024-09-29 Price Changed $950 RENTALBEAST
• 2024-09-13 Price Changed $1,025 RENTALBEAST
• 2024-09-05 Listed for Rent $1,050 RENTALBEAST
• 2024-08-15 Rental Removed $995 TMLS
• 2024-08-14 Listed for Rent $995 TMLS
• 2024-08-14 Rental Removed $995 TMLS
• 2024-08-13 Listed for Rent $995 TMLS
• 2022-07-01 Sold (Public Records) $310,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,936 · +56.7% YoY. Source: county tax records.