1300 Park Glen Dr #102 · Raleigh, NC 27610

$119,900

2 bd · 2.0 ba · 1,012 sqft · Condo public records · 188 Days on market

Built 1986 $286/mo HOA · 17% of rent

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Why this score? — see what drove the C+ 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 +23.7/30.0
• 1% rule +8.7/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS 1st floor 2bed/2ba Condo in AMAZING ITB Location near Universities and all Downtown Raleigh has to offer. Bright open floor plan and upgrades galore including beautiful new shaker cabinets, granite countertops and Stainless Steel appliances. LVP Flooring in living areas and in bedrooms - NO CARPET! HOA covers water/sewer. Home Warranty included! Move in and Enjoy!

Key facts

• Open floor plan
• New dishwasher
• Granite counters

Tags

• OPEN FLOOR PLAN
• SHAKER STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS
• NEW DISHWASHER
• BRAND NEW LVP FLOORING

Property features AI

Finance

• HOA & community: Homeowners association (Block & Associates); HOA fee $286 monthly (includes grounds and structure maintenance, sewer, trash, water)

Exterior

• Parking: Assigned parking in lot; 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: One-story site-built unit; Unit number 102
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as site-built construction
• Exterior features: Patio; 2+ common walls (attached unit)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Stainless steel appliances; Granite counters; Pantry
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating (forced air, heat pump); Central air conditioning
• Interior features: Bathtub/shower combination; Ceiling fan(s); Granite counters; Living/dining room combination; Pantry; Primary bedroom on main level; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.7% in Raleigh — 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 83/100 on livability (#10 in NC, #1,028 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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.
• Market conditions: Rents flat; 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 188 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-9,279
• Equity at exit: $17,877

10-year hold

• IRR: -3.3%
• Equity multiple: 0.82×
• Total profit: $-6,196
• Equity at exit: $10,367

Cash invested: $33,572 (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 27610

• Rents YoY: 0.2%
• Active inventory: 586
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$50
• HOA: −$286
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $227

Break-even live

Break-even rent $1,354

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Park Glen Dr #104 Raleigh, NC	2.0	2.0	1012	$1,295	$1.28	17d	1	0.05mi
1341 Park Glen Dr #101 Raleigh, NC	2.0	2.0	912	$1,250	$1.37	23d	1	0.08mi
817 Dalewood Dr Raleigh, NC	3.0	2.0	1110	$1,595	$1.44	14d	1	0.14mi
530 Banks St Raleigh, NC	3.0	1.5	1241	$2,399	$1.93	23d	1	0.20mi
1950 N Raleigh Blvd Unit C Raleigh, NC	2.0	2.0	1050	$1,249	$1.19	20d	1	0.20mi
2110 Birkhall St Raleigh, NC	2.0	1.0–2.0	929	$2,200	$2.37	2d	93	0.29mi
1129 Marlborough Rd Raleigh, NC	3.0	2.0	1101	$2,050	$1.86	23d	1	0.36mi
2317 Glascock St Raleigh, NC	2.0	1.0	820	$1,395	$1.70	23d	1	0.45mi
2200 Glascock St Apt G Raleigh, NC	2.0	1.5	1100	$1,200	$1.09	23d	1	0.46mi
1805 Bennett St Raleigh, NC	2.0	1.0	1200	$2,300	$1.92	23d	1	0.57mi
2325 K Wesley Way Raleigh, NC	3.0	2.0	1136	$2,099	$1.85	3d	1	0.59mi
712 Hartford Rd Raleigh, NC	2.0	1.0	900	$1,450	$1.61	4d	1	0.61mi
1806 Midwood Dr Apt C Raleigh, NC	2.0	1.0	950	$1,550	$1.63	21d	1	0.66mi
1806 Midwood Dr Raleigh, NC	2.0	1.0	950	$1,550	$1.63	4d	1	0.66mi
1806 Midwood Dr Apt D Raleigh, NC	2.0	1.0	950	$1,475	$1.55	21d	1	0.66mi
808 Edmund St Unit B Raleigh, NC	1.0	1.0	720	$1,595	$2.22	23d	1	0.79mi
2080 Brentmoor Dr Raleigh, NC	1.0	1.0	735	$1,325	$1.80	23d	1	0.90mi
2080 Brentmoor Dr Raleigh, NC	2.0	2.0	1055	$1,625	$1.54	21d	1	0.90mi
2080 Brentmoor Dr Raleigh, NC	1.0	1.0	735	$1,325	$1.80	12d	1	0.90mi
2221 Iron Works Dr Raleigh, NC	2.0	1.0–2.0	803	$2,967	$3.69	4d	30	0.96mi
2221 Iron Works Dr Raleigh, NC	2.0	1.0–2.0	800	$2,572	$3.21	2d	10	0.96mi
460 Dickens Dr Raleigh, NC	3.0	2.0	1422	$1,950	$1.37	10d	1	1.17mi
900 Canenaugh Dr #108 Raleigh, NC	2.0	2.0	1000	$1,550	$1.55	17d	1	1.19mi
900 E Six Forks Rd Raleigh, NC	1.0	1.0	895	$1,695	$1.89	23d	1	1.22mi
800 Moratuck Dr Raleigh, NC	1.0	2.0	750	$1,100	$1.47	23d	1	1.26mi
212 N Peartree Ln Raleigh, NC	3.0	1.5	1379	$1,545	$1.12	20d	1	1.29mi
105 Tall Rock Ct Raleigh, NC	1.0	1.0	1000	$965	$0.96	12d	1	1.31mi
105 Tall Rock Ct Raleigh, NC	1.0	1.0	1000	$950	$0.95	23d	1	1.31mi
2621 Oldgate Dr Raleigh, NC	2.0	2.0	1177	$1,595	$1.36	23d	1	1.31mi
305 N State St Raleigh, NC	2.0	1.0	816	$1,350	$1.65	12d	1	1.37mi
1309 E Jones St Unit 1309 Raleigh, NC	2.0	1.0	1200	$1,395	$1.16	23d	1	1.38mi
2305 Hill St Raleigh, NC	2.0	2.0	1035	$1,550	$1.50	23d	1	1.43mi
679 Highpark Ln Raleigh, NC	2.0	2.5	1458	$2,700	$1.85	17d	1	1.43mi
676 Highpark Ln Raleigh, NC	2.0	2.5	1434	$2,250	$1.57	12d	1	1.44mi
2421 Hill St Raleigh, NC	3.0	2.0	1033	$1,700	$1.65	10d	1	1.48mi
2922 Glenridge Dr Raleigh, NC	2.0	1.5	1104	$1,450	$1.31	23d	1	1.48mi
2922 Glenridge Dr Unit A Raleigh, NC	2.0	1.5	1104	$1,450	$1.31	19d	1	1.48mi
2404 Hill St Raleigh, NC	3.0	2.0	1033	$1,700	$1.65	10d	1	1.49mi
2911 Mid-Century Dr Raleigh, NC	3.0	1.0–2.0	1038	$1,974	$1.90	1d	37	1.49mi
3211 Pridwen Cir Raleigh, NC	1.0–3.0	1.0–2.0	1103	$1,362	$1.23	2d	17	1.49mi

HOA detail condo

• Monthly dues: $286 · $3,432/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $119,900 Active 188 DOM
2. 2026-06-17
   days on market $119,900 Active 187 DOM
3. 2026-06-16
   days on market $119,900 Active 186 DOM
4. 2026-06-15
   days on market $119,900 Active 185 DOM
5. 2026-06-13
   days on market $119,900 Active 183 DOM
6. 2026-06-13
   days on market $119,900 Active 182 DOM
7. 2026-06-09
   days on market $119,900 Active 179 DOM
8. 2026-06-08
   days on market $119,900 Active 178 DOM
9. 2026-06-07
   days on market $119,900 Active 177 DOM
10. 2026-06-05
    days on market $119,900 Active 174 DOM
11. 2026-06-03
    days on market $119,900 Active 173 DOM
12. 2026-06-02
    days on market $119,900 Active 172 DOM
13. 2026-06-01
    days on market $119,900 Active 171 DOM
14. 2026-05-31
    days on market $119,900 Active 170 DOM
15. 2026-05-01
    price $125,000
16. 2026-05-01
    historical
17. 2026-04-20
    price $125,000
18. 2026-04-13
    price $129,900
19. 2026-04-07
    price $129,900
20. 2026-03-05
    price $139,900
21. 2026-03-02
    price $139,900
22. 2026-01-28
    price $150,000
23. 2026-01-28
    price $150,000
24. 2026-01-21
    listed $159,900 Active
25. 2025-12-12
    listed $159,900 Active
26. 2022-08-26
    soldstatus $159,900 Closed 376-char remark

    Show marketing remark (376 chars)

    GORGEOUS 1st floor 2bed/2ba Condo in AMAZING ITB Location near Universities and all Downtown Raleigh has to offer. Bright open floor plan and upgrades galore including beautiful new shaker cabinets, granite countertops and Stainless Steel appliances. LVP Flooring in living areas and in bedrooms - NO CARPET! HOA covers water/sewer. Home Warranty included! Move in and Enjoy!

27. 2022-08-26
    soldstatus $160,000

    Show marketing remark (376 chars)

    GORGEOUS 1st floor 2bed/2ba Condo in AMAZING ITB Location near Universities and all Downtown Raleigh has to offer. Bright open floor plan and upgrades galore including beautiful new shaker cabinets, granite countertops and Stainless Steel appliances. LVP Flooring in living areas and in bedrooms - NO CARPET! HOA covers water/sewer. Home Warranty included! Move in and Enjoy!

28. 2022-08-01
    historical Contingent 376-char remark

    Show marketing remark (376 chars)

    GORGEOUS 1st floor 2bed/2ba Condo in AMAZING ITB Location near Universities and all Downtown Raleigh has to offer. Bright open floor plan and upgrades galore including beautiful new shaker cabinets, granite countertops and Stainless Steel appliances. LVP Flooring in living areas and in bedrooms - NO CARPET! HOA covers water/sewer. Home Warranty included! Move in and Enjoy!

29. 2022-07-29
    listed $159,900 Active 376-char remark

    Show marketing remark (376 chars)

    GORGEOUS 1st floor 2bed/2ba Condo in AMAZING ITB Location near Universities and all Downtown Raleigh has to offer. Bright open floor plan and upgrades galore including beautiful new shaker cabinets, granite countertops and Stainless Steel appliances. LVP Flooring in living areas and in bedrooms - NO CARPET! HOA covers water/sewer. Home Warranty included! Move in and Enjoy!

30. 2019-03-01
    soldstatus $67,000 Closed
31. 2019-03-01
    soldstatus $67,000
32. 2019-03-01
    soldstatus $67,000
33. 2019-02-12
    historical Contingent
34. 2019-02-08
    listed $70,000 Active
35. 2019-02-08
    listed $70,000
36. 2016-02-15
    historical
37. 2015-11-02
    status Active
38. 2015-10-23
    historical
39. 2015-10-23
    listed $50,000
40. 2013-05-16
    soldstatus $25,000 Closed
41. 2013-05-16
    soldstatus $25,000
42. 2013-02-23
    historical Contingent
43. 2011-09-01
    listed $49,000 Active
44. 1995-07-14
    soldstatus $53,000
45. 1986-04-25
    soldstatus $53,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,706
• − Mortgage interest: −$6,716
• − Property taxes: −$1,263
• − Insurance: −$600
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$3,432
• − Depreciation: −$3,488
• Taxable income: $1,054
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,475/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 — Raleigh

• Score: 83/100
• State rank: #10
• US rank: #1028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raleigh, NC
• County: Wake County · 1,216,256 people
• City population: 569,344
• Metro: Raleigh-Cary, NC
• Population (ZIP): 81,419
• Household income: $67,932
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 3499.0

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 0.59)
• Race & ethnicity: Black 59% Hispanic / Latino 20% White 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Dominican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 14% · Canada
• Languages at home: 77% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 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: ▼ -131.88%
• Current HPI: 237.704
• Rent YoY: ▲ 0.20%
• 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

+135.8% since first listed

31 events — show timeline

• 2026-05-01 Price Changed $125,000 TMLS
• 2026-05-01 Listing Removed — TMLS
• 2026-04-20 Price Changed $125,000 TMLS
• 2026-04-13 Price Changed $129,900 TMLS
• 2026-04-07 Price Changed $129,900 TMLS
• 2026-03-05 Price Changed $139,900 TMLS
• 2026-03-02 Price Changed $139,900 TMLS
• 2026-01-28 Price Changed $150,000 TMLS
• 2026-01-28 Price Changed $150,000 TMLS
• 2026-01-21 Listed $159,900 TMLS
• 2025-12-12 Listed $159,900 TMLS
• 2022-08-26 Sold (Public Records) $160,000 Public Records
• 2022-08-26 Sold (MLS) $159,900 TMLS
• 2022-08-01 Contingent — TMLS
• 2022-07-29 Listed $159,900 TMLS
• 2019-03-01 Sold (Public Records) $67,000 Public Records
• 2019-03-01 Sold (MLS) $67,000 AMLSNC
• 2019-03-01 Sold (MLS) $67,000 TMLS
• 2019-02-12 Contingent — TMLS
• 2019-02-08 Listed $70,000 AMLSNC
• 2019-02-08 Listed $70,000 TMLS
• 2016-02-15 Listing Removed — TMLS
• 2015-11-02 Relisted — TMLS
• 2015-10-23 Listed $50,000 TMLS
• 2015-10-23 Listing Removed — TMLS
• 2013-05-16 Sold (Public Records) $25,000 Public Records
• 2013-05-16 Sold (MLS) $25,000 TMLS
• 2013-02-23 Contingent — TMLS
• 2011-09-01 Listed $49,000 TMLS
• 1995-07-14 Sold (Public Records) $53,000 Public Records
• 1986-04-25 Sold (Public Records) $53,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,263 · +0.4% YoY. Source: county tax records.