3541 Holden Acres Dr · Wendell, NC 27591

$60,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 127 Days on market

Built 1970 0.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INCREDIBLE INVESTMENT OPPORTUNITY WITH UNLIMITED RETURN. COME UNLOCK AMAZING CASH FLOW POTENTIAL SAVING THOUSANDS IN INTEREST OR COME AND FREE UP CASH FOR REPAIRS AND ONLY PAY OFF LOAN ON THE RESALE. GREAT OPPORTUNITY FOR MINIMAL INITIAL INVESTMENT. PROPERTY NEEDS WORK & NEEDS NEW WELL & SEPTIC. COME BE GET THE BEST INVESTMENT IN WAKE COUNTY! PLEASE SEE AGENT REMARKS

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1970

Property features AI

Finance

• Other: Located in Wake County; Directions available: 264 East to Lizard Lick Rd (Exit 432) → Left on Lizard Lick Rd 1.2 miles → Left on Riley Rd 1.9 miles → Right on Edgemo nt Rd 1.6 miles → Left on Hodge Rd 0.3 miles → Right onto Holden Acres (road is unpaved)
• HOA & community: No homeowners association

Exterior

• Parking: 2 open parking spaces
• Utilities: Septic needed; No water source listed (see remarks)
• Home design: Site-built single-story home
• Construction: Wood siding; Foundation: see remarks; Roof: see remarks; One level
• Exterior features: Private maintained road access; 0.5-acre lot

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling; Heating information: see remarks
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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, schools 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.
• Market conditions: Rents rising (+3.4%/yr); 822 active listings in the ZIP; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $60k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.14% ✓
• Cap rate: 19.36%
• Cash-on-cash: 46.67%
• DSCR: 3.08
• GRM: 3.9

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: 44.4%
• Equity multiple: 2.93×
• Total profit: $32,398
• Equity at exit: $8,946

10-year hold

• IRR: 50.5%
• Equity multiple: 5.99×
• Total profit: $83,888
• Equity at exit: $5,188

Cash invested: $16,800 (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: 822
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $653

Break-even live

Break-even rent $457

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $60,000 Active 127 DOM
2. 2026-06-17
   days on market $60,000 Active 126 DOM
3. 2026-06-16
   days on market $60,000 Active 125 DOM
4. 2026-06-15
   days on market $60,000 Active 124 DOM
5. 2026-06-13
   days on market $60,000 Active 122 DOM
6. 2026-06-13
   days on market $60,000 Active 121 DOM
7. 2026-06-09
   days on market $60,000 Active 118 DOM
8. 2026-06-08
   days on market $60,000 Active 117 DOM
9. 2026-06-07
   days on market $60,000 Active 116 DOM
10. 2026-06-05
    days on market $60,000 Active 113 DOM
11. 2026-06-03
    days on market $60,000 Active 112 DOM
12. 2026-06-02
    days on market $60,000 Active 111 DOM
13. 2026-06-01
    days on market $60,000 Active 110 DOM
14. 2026-05-31
    days on market $60,000 Active 109 DOM
15. 2026-04-29
    price $60,000
16. 2026-04-10
    price $65,000
17. 2026-03-13
    price $64,999
18. 2026-02-11
    listed $65,000 Active
19. 2026-02-10
    historical
20. 2026-01-07
    price $64,999
21. 2025-12-04
    price $65,000
22. 2025-11-15
    price $74,899
23. 2025-10-13
    price $74,900
24. 2025-10-01
    listed $75,000 Active
25. 2025-10-01
    historical
26. 2025-09-02
    price $69,900
27. 2025-08-12
    price $79,900
28. 2025-08-05
    price $85,000
29. 2025-07-23
    price $89,900
30. 2025-07-03
    listed $99,900 Active
31. 2025-07-01
    historical
32. 2025-06-11
    price $99,900
33. 2025-05-14
    price $109,900
34. 2025-04-24
    price $114,900
35. 2025-03-27
    listed $120,900 Active
36. 2025-03-26
    historical
37. 2025-02-04
    price $119,900
38. 2025-01-16
    price $124,900
39. 2024-12-04
    price $129,900
40. 2024-11-13
    price $135,000
41. 2024-11-01
    price $139,800
42. 2024-09-20
    listed $139,900 Active
43. 1997-08-15
    soldstatus $24,000

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$240/yr (+$20/mo · 94.9%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $15,404
• − Mortgage interest: −$3,361
• − Property taxes: −$252
• − Insurance: −$300
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$1,745
• Taxable income: $7,280
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,094/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

• 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

+150.0% since first listed

29 events — show timeline

• 2026-04-29 Price Changed $60,000 TMLS
• 2026-04-10 Price Changed $65,000 TMLS
• 2026-03-13 Price Changed $64,999 TMLS
• 2026-02-11 Listed $65,000 TMLS
• 2026-02-10 Listing Removed — TMLS
• 2026-01-07 Price Changed $64,999 TMLS
• 2025-12-04 Price Changed $65,000 TMLS
• 2025-11-15 Price Changed $74,899 TMLS
• 2025-10-13 Price Changed $74,900 TMLS
• 2025-10-01 Listing Removed — TMLS
• 2025-10-01 Listed $75,000 TMLS
• 2025-09-02 Price Changed $69,900 TMLS
• 2025-08-12 Price Changed $79,900 TMLS
• 2025-08-05 Price Changed $85,000 TMLS
• 2025-07-23 Price Changed $89,900 TMLS
• 2025-07-03 Listed $99,900 TMLS
• 2025-07-01 Listing Removed — TMLS
• 2025-06-11 Price Changed $99,900 TMLS
• 2025-05-14 Price Changed $109,900 TMLS
• 2025-04-24 Price Changed $114,900 TMLS
• 2025-03-27 Listed $120,900 TMLS
• 2025-03-26 Listing Removed — TMLS
• 2025-02-04 Price Changed $119,900 TMLS
• 2025-01-16 Price Changed $124,900 TMLS
• 2024-12-04 Price Changed $129,900 TMLS
• 2024-11-13 Price Changed $135,000 TMLS
• 2024-11-01 Price Changed $139,800 TMLS
• 2024-09-20 Listed $139,900 TMLS
• 1997-08-15 Sold (Public Records) $24,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $252 · +2.8% YoY. Source: county tax records.