529 Camaro Rift Trl · Wendell, NC 27591

$369,990

4 bd · 2.5 ba · 2,134 sqft · MultiFamily · 3 Days on market

Built 2026 7,013 sqft lot $100/mo HOA · 6% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

July Quick Move- In. Welcome to the Marigold at Harpers Glen by Ryan Homes in Wendell. This open concept home sits on a corner lot and provides plenty of space. This home includes LVP flooring, stainless steel appliances, and quartz countertops. All appliances are included. Located in a master planned community with resort-style amenities, this home has the best of both worlds with comfort and convenience. Enjoy a community pool, pickleball, playground, trails, and more just steps from your front door. Discover the best value in Wendell.

Key facts

• Quartz countertops
• Community pool
• Pickleball

Tags

• CORNER LOT
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• COMMUNITY POOL
• PICKLEBALL

Property features AI

Finance

• Other: Lot size approximately 0.16 acres; Living area approximately 2,134
• HOA & community: Community association managed by Real Management; Monthly association fee of $100; Community amenities: clubhouse, pool, playground, dog park, picnic area, sidewalks, street lights, curbs

Exterior

• Parking: Attached garage; 2 garage spaces; Concrete driveway; Garage faces front
• Utilities: Public water; Public sewer; Power available
• Home design: Site built property; Two levels; Marigold model by Ryan Homes; Built with fiber cement siding
• Construction: Built by Ryan Homes; Architectural shingle roof; Slab foundation; Fiber cement construction
• Exterior features: Public maintained road; Curbs; Sidewalks; Street lights; Playground; Pool; Picnic area; Dog park

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Kitchen island; Pantry; Granite counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Zoned heating; Zoned cooling; Cooling system present; Smart thermostat
• Interior features: Granite counters; High ceilings; Kitchen island; Pantry; Smart thermostat; Walk-in closet(s); Walk-in shower; Water closet
• Laundry & utility: Laundry room on upper level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (13.6% below list).
• Recommended offer: $320k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Wendell — 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 78/100 on livability (#25 in NC, #2,391 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Zebulon Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 561 students, 76% FRL); Zebulon Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 708 students, 68% FRL); East Wake High (math 51% / reading 44%, grade D, #331 of 535 statewide, top 62%, 1,646 students, 62% FRL) — zoned schools average 69% FRL vs 30% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 56% district-wide (-20 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 rising (+3.4%/yr); 827 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,198/mo this rent would consume 45% of the median local household income ($85k/yr) (locally 369% 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 $3k of loan paydown is wiped out by about $11k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $271k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $319,800 (13.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.86% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-66,864
• Equity at exit: $55,167

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-63,135
• Equity at exit: $31,990

Cash invested: $103,597 (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 27591

• Home prices YoY: -28.3%
• Rents YoY: 3.4%
• Active inventory: 827
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,198 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$100
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-130

Break-even live

Break-even rent $3,363

Max offer price $351,107

Occupancy floor 99%

Sensitivity live

Price	-10% $125	-5% $-3	+0% $-130	+5% $-258	+10% $-386
Rent	-10% $-383	-5% $-257	+0% $-130	+5% $-4	+10% $122
Rate	-1.0pp $56	-0.5pp $-36	base $-130	+0.5pp $-226	+1.0pp $-324

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,198
Total (2 units)			$3,198

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$2,095	$1.05	25d	1	0.73mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$1,995	$1.00	16d	1	0.73mi
469 Willard Woods Dr Wendell, NC	4.0	2.5	1921	$2,200	$1.15	6d	1	0.74mi
509 Willard Woods Dr Wendell, NC	5.0	2.5	2246	$2,500	$1.11	6d	1	0.80mi
238 Grovemere Ln Wendell, NC	5.0	2.5	2138	$2,260	$1.06	25d	1	1.03mi
408 Deer Grove Trl Wendell, NC	4.0	2.5	2002	$2,225	$1.11	5d	1	1.06mi
1517 Rhodes Pond St Wendell, NC	3.0	2.5	1923	$1,995	$1.04	23d	1	1.38mi
839 McKenzie Park Ter Wendell, NC	3.0	2.5	1588	$1,795	$1.13	12d	1	1.42mi
851 McKenzie Park Ter Wendell, NC	3.0	2.5	1558	$1,795	$1.15	19d	1	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-21
   statusdays on market $369,990 Pending 3 DOM
2. 2026-06-18
   remarks 543-char remark
3. 2026-06-18
   listed $369,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,376
• − Mortgage interest: −$20,725
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − HOA: −$1,200
• − Depreciation: −$10,763
• Taxable loss: −$7,852
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $319/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 — Wendell

• Score: 78/100
• State rank: #25
• US rank: #2391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wendell, NC
• County: Wake County · 1,216,256 people
• City population: 29,838
• Metro: Raleigh-Cary, NC
• Population (ZIP): 29,838
• Household income: $85,224
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 369.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 27% Black 22% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 4% Dominican 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 18% Tagalog/Filipino 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: ▼ -92.20%
• Current HPI: 233.2846
• Rent YoY: ▲ 3.40%
• 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

+36.5% since first listed

2 events — show timeline

• 2026-06-17 Listed $369,990 TMLS
• 2025-10-27 Sold (Public Records) $271,000 Public Records