1569 Briar Brook Ln · Zebulon, NC 27597

$349,985

5 bd · 3.5 ba · 2,417 sqft · Land · 26 Days on market

Built 2026 6,490 sqft lot $42/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Estimated August Completion - 5- bedroom with loft 3.5 bath single family home with 1st floor Primary and extended rear patio. Community Amenities include Pool, Clubhouse, Tennis Court, 2 Pickleball Courts, Bocci Ball, Horseshoe, Grilling Deck, 2 Separate Fire Pits, 3 Dog Parks, Playground, Greenway Trail and Sidewalks on both sides of ALL streets. Come see why Sidney Creek is Zebulon's most sought-after community! Pictures are not of the actual home. Construction is still in process.

Key facts

• Clubhouse
• Tennis court
• Pickleball courts

Tags

• EXTENDED REAR PATIO
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• TENNIS COURT
• PICKLEBALL COURTS

Property features AI

Finance

• HOA & community: Community association (Charleston Management); Quarterly association fee; Association amenities: barbecue, dog park, playground, pool, sport court, tennis courts; Community features: playground, pool, sidewalks, street lights, tennis courts

Exterior

• Parking: Attached garage; 2 garage spaces; 2 open parking spaces (4 parking spaces total)
• Utilities: Public water; Public sewer; No natural gas available
• Home design: Two stories; New construction / Under construction; Site-built
• Construction: Stone veneer and vinyl siding exterior; Architectural shingle roof; Slab foundation; Built by DRB Homes (Millhaven model)
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heat pump; Central air; Zoned cooling
• Interior features: Double vanity; Kitchen island; Open floorplan; Smooth ceilings; Low-emissivity windows; Window screens
• Laundry & utility: Laundry on the upper level; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (30.5% below list).
• Recommended offer: $243k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#264 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, amenities F, commute F.
• 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 (+1.5%/yr); 668 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).
• This rent runs 34% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $10k 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 26 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $243,131 (30.5% 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. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.04×
• Total profit: $-94,559
• Equity at exit: $52,184

10-year hold

• IRR: -37.3%
• Equity multiple: -0.43×
• Total profit: $-140,396
• Equity at exit: $30,260

Cash invested: $97,996 (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 27597

• Home prices YoY: -30.1%
• Rents YoY: 1.5%
• Active inventory: 668
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,431 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$42
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-540

Break-even live

Break-even rent $3,115

Max offer price $271,856

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-419	+0% $-540	+5% $-661	+10% $-782
Rent	-10% $-732	-5% $-636	+0% $-540	+5% $-444	+10% $-348
Rate	-1.0pp $-364	-0.5pp $-451	base $-540	+0.5pp $-631	+1.0pp $-723

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: $87,496
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Channel Drop Loop Zebulon, NC	4.0	3.0	2800	$2,500	$0.89	3d	1	0.30mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $349,985 Active 26 DOM
2. 2026-06-18
   days on market $349,985 Active 23 DOM
3. 2026-06-17
   days on market $349,985 Active 22 DOM
4. 2026-06-16
   days on market $349,985 Active 21 DOM
5. 2026-06-15
   days on market $349,985 Active 20 DOM
6. 2026-06-13
   days on market $349,985 Active 18 DOM
7. 2026-06-13
   days on market $349,985 Active 17 DOM
8. 2026-06-09
   days on market $349,985 Active 14 DOM
9. 2026-06-08
   days on market $349,985 Active 13 DOM
10. 2026-06-07
    days on market $349,985 Active 12 DOM
11. 2026-06-05
    days on market $349,985 Active 9 DOM
12. 2026-06-03
    days on market $349,985 Active 8 DOM
13. 2026-06-02
    days on market $349,985 Active 7 DOM
14. 2026-06-01
    days on market $349,985 Active 6 DOM
15. 2026-05-31
    days on market $349,985 Active 5 DOM
16. 2026-05-26
    listed $349,985 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,176
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − HOA: −$504
• − Depreciation: −$10,181
• Taxable loss: −$12,782
• Est. tax savings @ 24.0%: +$3,068
• After-tax cash flow: $-3,411/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 — Zebulon

• Score: 66/100
• State rank: #264
• US rank: #11505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zebulon, NC
• County: Wake County · 1,216,256 people
• City population: 30,184
• Metro: Raleigh-Cary, NC
• Population (ZIP): 30,184
• Household income: $84,625
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 592.0

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 0.61)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12%

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: ▼ -94.86%
• Current HPI: 220.7242
• Rent YoY: ▲ 1.54%
• 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

1 event — show timeline

• 2026-05-26 Listed $349,985 TMLS