2850 Sanderford Rd · Raleigh, NC 27610

$275,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 143 Days on market

Built 2001 10,019 sqft lot Est $353k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Closing Costs offered with acceptable offer! Welcome to 2850 Sanderford Rd, a move-in-ready home offering fresh updates and modern comfort in a convenient Raleigh location. Step inside to find three bedrooms, 2 bathrooms, spacious kitchen, brand-new carpet throughout and fresh interior paint that brightens every room. The kitchen features new appliances, making meal prep easy and enjoyable. This home offers a functional layout with comfortable living spaces, well-sized bedrooms, and great natural light. There is a fourth room that can be used as a bedroom or an office! Outside, you'll find a spacious yard perfect for relaxing, gardening, or entertaining. With its close proximity to shoppin

Key facts

• Spacious kitchen
• Fresh updates
• New appliances

Tags

• MOVE IN READY
• FRESH UPDATES
• SPACIOUS KITCHEN
• NEW APPLIANCES
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Modular home; One story
• Construction: Vinyl siding; Modular construction
• Exterior features: Shingle roof; 0.23-acre lot; Publicly maintained road access

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with heat pump; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric range; Microwave; Refrigerator; Washer; Laundry room
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (26.8% below list).
• Recommended offer: $201k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Middle Creek Elementary (math 62% / reading 63%, grade B, #174 of 1,410 statewide, top 13%, 641 students, 34% FRL); Holly Ridge Middle (math 55% / reading 66%, grade B+, #43 of 475 statewide, top 9%, 994 students, 25% FRL); Middle Creek High (math 63% / reading 65%, grade B-, #173 of 535 statewide, top 32%, 1,659 students, 27% FRL) — zoned schools at 29% FRL track the district average.
• 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).
• This rent runs 36% of the median local income ($68k/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 $8k 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 143 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $201,314 (26.8% 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 143 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
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 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: 0.73% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $352,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Entheos Ln	0.20mi	3/2.0	1,532 (-2%)	2mo	$280,000	$183	85
3043 Creech Rd	0.41mi	3/2.0	1,646 (+5%)	2mo	$370,000	$225	71
1412 Ricochet Dr	0.36mi	3/2.0	1,344 (-14%)	3mo	$300,000	$223	57
716 Sandra St	0.55mi	3/2.0	1,668 (+6%)	11mo	$350,000	$210	55
2220 Foxtrot Rd	0.56mi	4/2.0 (+1)	1,615 (+3%)	24mo	$370,000	$229	44
3023 Creech Rd	0.37mi	4/2.0 (+1)	1,730 (+10%)	20mo	$445,000	$257	44
2700 Tupelo Ct	0.53mi	3/2.0	1,403 (-10%)	22mo	$322,000	$230	40
3140 Slippery Elm Dr	0.71mi	3/2.5	1,795 (+14%)	8mo	$325,000	$181	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-54,947
• Equity at exit: $41,003

10-year hold

• IRR: -21.4%
• Equity multiple: 0.02×
• Total profit: $-75,839
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-75

Break-even live

Break-even rent $2,108

Max offer price $261,815

Occupancy floor 99%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 Big Oak St Raleigh, NC	2.0	1.5	1200	$1,450	$1.21	23d	1	0.24mi
2720 Midway Park Ct Raleigh, NC	3.0	2.0	1100	$1,700	$1.55	19d	1	0.26mi
2716 Midway Park Ct Raleigh, NC	4.0	3.0	1726	$1,897	$1.10	23d	1	0.27mi
2806 Dillmark Ct Raleigh, NC	2.0	1.5	1080	$1,295	$1.20	20d	1	0.31mi
3408 Monsieur Ct Raleigh, NC	3.0	2.5	1404	$1,850	$1.32	3d	1	0.38mi
1445 Lombar St Raleigh, NC	4.0	2.0	1985	$2,225	$1.12	23d	1	0.38mi
3109 Ebony Ct Raleigh, NC	3.0	1.5	1248	$1,799	$1.44	23d	1	0.43mi
3208 Mango Dr Raleigh, NC	3.0	2.5	1629	$1,750	$1.07	23d	1	0.46mi
1300 Ujamaa Dr Raleigh, NC	4.0	2.5	1665	$2,139	$1.28	20d	1	0.47mi
2409 Foxtrot Rd Raleigh, NC	2.0	1.0	1200	$2,300	$1.92	23d	1	0.50mi
1423 Tamarino Dr Raleigh, NC	3.0	2.5	1400	$1,895	$1.35	16d	1	0.52mi
3622 Brideveil Ct Raleigh, NC	3.0	2.5	1622	$4,500	$2.77	23d	1	0.54mi
1315 Winter Sweet Ct Raleigh, NC	4.0	3.0	2040	$2,100	$1.03	3d	1	0.55mi
2292 Fox Ridge Manor Rd Raleigh, NC	2.0–3.0	1.5–2.5	1124	$1,750	$1.56	12d	1	0.72mi
2423 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,450	$1.54	3d	1	0.76mi
2419 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,525	$1.59	3d	1	0.76mi
2417 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,450	$1.54	3d	1	0.76mi
2413 Small Branch Trl Raleigh, NC	3.0	2.5	1592	$2,488	$1.56	14d	30	0.77mi
1506 Creech Rd Garner, NC	1.0–3.0	1.0–2.0	948	$1,636	$1.73	23d	1	0.77mi
821 Skinner Dr Raleigh, NC	3.0	2.0	1126	$1,790	$1.59	1d	1	0.78mi
3512 Slippery Elm Dr Raleigh, NC	3.0	2.5	1710	$1,995	$1.17	23d	1	0.78mi
737 Southgate Dr Raleigh, NC	3.0	2.5	1332	$1,845	$1.39	3d	1	0.79mi
3509 Slippery Elm Dr Raleigh, NC	3.0	2.0	1853	$1,895	$1.02	23d	1	0.81mi
3790 Burtons Barn St Raleigh, NC	3.0	2.5	2224	$1,950	$0.88	16d	1	0.81mi
3742 Horseshoe Farm St Raleigh, NC	4.0	2.5	1956	$2,000	$1.02	23d	1	0.82mi
3715 Horseshoe Farm St Raleigh, NC	4.0	2.5	2006	$2,210	$1.10	21d	1	0.82mi
3326 Bomore Rd Raleigh, NC	2.0	3.0	1725	$1,795	$1.04	23d	1	0.92mi
3326 Bomore Rd Raleigh, NC	2.0	3.0	1725	$1,795	$1.04	10d	1	0.92mi
731 Maypearl Ln Raleigh, NC	4.0	3.0	1502	$1,800	$1.20	3d	1	0.93mi
3104 Bomore Rd Raleigh, NC	2.0	2.5	1736	$1,900	$1.09	16d	1	0.95mi
3102 Bomore Rd Raleigh, NC	3.0	3.5	1736	$2,100	$1.21	16d	1	0.95mi
3118 Garner Rd Unit 1 Raleigh, NC	3.0	2.5	1330	$1,845	$1.39	23d	1	0.99mi
531 Bradkin Ct Raleigh, NC	3.0	2.5	1352	$1,500	$1.11	23d	1	1.04mi
523 Hilltop Dr Raleigh, NC	4.0	3.0	1532	$1,800	$1.17	14d	1	1.13mi
2012 Winston Diamond Ct Raleigh, NC	3.0	2.5	1369	$1,830	$1.34	23d	1	1.16mi
426 Hacksaw Trl Raleigh, NC	3.0	2.5	1330	$1,900	$1.43	23d	1	1.24mi
3052 Spline Cir Raleigh, NC	3.0	2.5	1350	$1,875	$1.39	23d	1	1.32mi
141 Creek Commons Ave Garner, NC	3.0	2.0	1326	$1,750	$1.32	16d	1	1.33mi
2147 Sunny Cove Dr Raleigh, NC	3.0	2.5	1710	$1,895	$1.11	23d	1	1.42mi
2411 Aurora Cove Ct Raleigh, NC	1.0–3.0	1.0–2.0	1001	$1,952	$1.95	1d	12	1.46mi

Listing history 11 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   price $275,000
3. 2026-04-07
   price $285,000
4. 2026-03-18
   status Active
5. 2026-03-12
   status Pending
6. 2026-01-12
   price $295,000
7. 2025-12-02
   listed $305,000 Active
8. 2025-11-26
   historical $1,800
9. 2025-11-11
   price $1,800
10. 2025-11-01
    price $1,850
11. 2025-10-01
    listed $1,900

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$955/yr (+$80/mo · 73.5%)

ⓘ 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 57% 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: $24,158
• − Mortgage interest: −$15,404
• − Property taxes: −$1,300
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$8,000
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $493/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

+14373.7% since first listed

11 events — show timeline

• 2026-05-01 Pending — TMLS
• 2026-04-28 Price Changed $275,000 TMLS
• 2026-04-07 Price Changed $285,000 TMLS
• 2026-03-18 Relisted — TMLS
• 2026-03-12 Pending — TMLS
• 2026-01-12 Price Changed $295,000 TMLS
• 2025-12-02 Listed $305,000 TMLS
• 2025-11-26 Rental Removed $1,800 APPFOLIO
• 2025-11-11 Price Changed $1,800 APPFOLIO
• 2025-11-01 Price Changed $1,850 APPFOLIO
• 2025-10-01 Listed for Rent $1,900 APPFOLIO

Property tax history

+5.3%/yr

Latest (2025): $1,300 · +0.4% YoY. Source: county tax records.