2005 Taylor St · Durham, NC 27703

$175,000

2 bd · 4.0 ba · 1,110 sqft · MultiFamily public records · 12 Days on market

Built 1949 8,276 sqft lot Est $224k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This duplex presents an opportunity to acquire an entry-level multifamily investment in Durham at a basis well below recent duplex sales in the surrounding market. The property features 1-bedroom units o each side. One unit is occupied at $800/month providing in-place income and the second unit vacant and ready for renovation and lease-up. Investors can improve the vacant side while offsetting carrying costs through existing rental income, creating a clear path to increased cash flow and long-term value through stabilization of both units. Selling ''as is''

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1949

Property features AI

Finance

• Other: Annual tax reported
• Financial info: Multi-family property with 4 total units; Owner pays: See remarks
• HOA & community: No association

Exterior

• Parking: Driveway with 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; One story
• Construction: Block foundation; Block and stucco construction; Shingle roof; Built as part of a 4-unit property
• Exterior features: Public-maintained road access; 0.19-acre lot

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window unit cooling
• Interior features: Carpet and vinyl flooring

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$224,220) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive. Per door: $442/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 12.3% vs local median 3.0% in Durham — 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 81/100 on livability (#15 in NC, #1,411 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, crime F.
• Durham Public Schools (urban): math 29% / reading 39% proficiency, ranked #132 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Durham County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $175k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $175,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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 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: 1.47% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $224,220
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 N Hyde Park Ave	0.37mi	2/2.0	1,140 (+3%)	12mo	$205,000	$180	60
1008 Alma St	0.48mi	2/2.0	1,134 (+2%)	19mo	$245,000	$216	50
705 N Driver St	0.31mi	2/2.0	1,236 (+11%)	19mo	$250,000	$202	43

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.46×
• Total profit: $22,418
• Equity at exit: $26,093

10-year hold

• IRR: 19.1%
• Equity multiple: 2.44×
• Total profit: $70,425
• Equity at exit: $15,131

Cash invested: $49,000 (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 27703

• Rents YoY: 0.8%
• Active inventory: 1103
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,578 high
• Mortgage (P&I): −$918
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $883

Break-even live

Break-even rent $1,460

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $982	-5% $933	+0% $883	+5% $834	+10% $784
Rent	-10% $680	-5% $781	+0% $883	+5% $985	+10% $1,087
Rate	-1.0pp $971	-0.5pp $928	base $883	+0.5pp $838	+1.0pp $792

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,578
Total (2 units)			$2,578

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Hyde Park Ave Durham, NC	3.0	1.0	1160	$1,730	$1.49	22d	1	0.32mi
1828 Liberty St Unit B Durham, NC	2.0	1.0	1100	$1,450	$1.32	15d	1	0.32mi
1809 E Main St Durham, NC	3.0	1.0	1200	$1,700	$1.42	15d	1	0.36mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	24d	1	0.37mi
910 Fiske St Unit B Durham, NC	2.0	1.0	750	$1,025	$1.37	24d	1	0.45mi
916 Fiske St Unit A Durham, NC	2.0	1.0	800	$1,050	$1.31	24d	1	0.46mi
2113 Angier Ave Apt B Durham, NC	2.0	1.0	925	$1,300	$1.41	24d	1	0.50mi
1609 Evergreen St Durham, NC	2.0	1.0	1051	$1,695	$1.61	22d	1	0.60mi
2418 Owen St Unit A Durham, NC	2.0	1.0	750	$1,195	$1.59	15d	1	0.61mi
1911 Fidelity Dr Durham, NC	3.0	2.0	1209	$1,815	$1.50	24d	1	0.63mi
1104 Chester St Durham, NC	1.0	1.0	1300	$625	$0.48	24d	1	0.64mi
603 N Elm St Unit A Durham, NC	3.0	2.0	1200	$1,495	$1.25	24d	1	0.68mi
518 Boone St Unit 103 Durham, NC	2.0	1.0	850	$1,095	$1.29	15d	1	0.69mi
721 Liberty St Unit C Durham, NC	2.0	1.0	800	$1,495	$1.87	24d	1	0.74mi
2810 Ashe St Durham, NC	3.0	2.0	1300	$2,370	$1.82	24d	1	0.77mi
807 E Main St Durham, NC	1.0	1.0	1000	$1,695	$1.70	24d	2	0.81mi
1516 London Cir Durham, NC	3.0	1.0	1118	$1,650	$1.48	24d	1	0.89mi
1136 Drew St Unit A Durham, NC	3.0	2.5	1390	$1,550	$1.12	15d	1	0.91mi
704 Bacon St Durham, NC	2.0	1.0	744	$1,495	$2.01	24d	1	0.94mi
518 N Hardee St Durham, NC	1.0–2.0	1.0–1.5	665	$1,299	$1.95	24d	1	0.95mi
615 N Hardee St Durham, NC	3.0	2.0	1250	$1,690	$1.35	15d	1	0.97mi
506 Gurley St Unit A Durham, NC	2.0	1.0	775	$1,300	$1.68	15d	1	1.04mi
607 Dowd St Durham, NC	2.0	1.0	720	$1,550	$2.15	24d	1	1.05mi
809 Lee St Durham, NC	1.0	1.0	1370	$580	$0.42	15d	1	1.05mi
809A Lee St Durham, NC	1.0	1.0	1370	$714	$0.52	24d	1	1.05mi
1600 N Alston Ave Unit C Durham, NC	2.0	1.0	800	$1,150	$1.44	15d	1	1.07mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$2,920	$2.91	15d	40	1.07mi
701 Grant St Durham, NC	3.0	2.0	1145	$1,850	$1.62	24d	1	1.08mi
1237 Naples Pl Durham, NC	1.0–4.0	1.0–2.0	995	$1,233	$1.24	12d	1	1.15mi
1000 Linwood Ave Durham, NC	3.0	2.0	1150	$2,400	$2.09	15d	1	1.17mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$2,510	$2.52	15d	29	1.21mi
1101 S Alston Ave Durham, NC	1.0	1.0	1433	$935	$0.65	22d	1	1.24mi
401 Sparella St Durham, NC	3.0	2.0	1046	$1,620	$1.55	15d	1	1.25mi
1012 S Alston Ave Apt C Durham, NC	2.0	1.0	750	$1,150	$1.53	24d	1	1.26mi
464 E Pettigrew St Durham, NC	2.0	2.0	1091	$2,786	$2.55	15d	1	1.26mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,255	$2.07	22d	30	1.27mi
504 E Pettigrew St Durham, NC	2.0	1.0–2.0	1025	$2,219	$2.16	15d	35	1.27mi
208 Gray Ave Apt 4H Durham, NC	2.0	1.0	800	$1,250	$1.56	24d	1	1.28mi
514 E Umstead St Durham, NC	3.0	2.0	1134	$1,625	$1.43	24d	1	1.29mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$2,454	$2.13	15d	21	1.30mi

Listing history 12 events

1. 2026-06-10
   status $175,000 Pending 12 DOM
2. 2026-06-09
   days on market $175,000 Active 12 DOM
3. 2026-06-08
   days on market $175,000 Active 11 DOM
4. 2026-06-07
   days on market $175,000 Active 10 DOM
5. 2026-06-05
   days on market $175,000 Active 7 DOM
6. 2026-06-03
   days on market $175,000 Active 6 DOM
7. 2026-06-02
   days on market $175,000 Active 5 DOM
8. 2026-06-01
   days on market $175,000 Active 4 DOM
9. 2026-05-31
   days on market $175,000 Active 3 DOM
10. 2026-05-30
    days on market $175,000 Active 2 DOM
11. 2026-05-28
    listed $175,000 Active
12. 1996-07-02
    soldstatus $47,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $30,936
• − Mortgage interest: −$9,803
• − Property taxes: −$1,953
• − Insurance: −$875
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$5,091
• Taxable income: $8,265
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $8,616/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: Durham Public Schools
• NCES district ID: 3701260
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $52,143
• Composite: 29.69/100
• National rank: #6457
• State rank: #132 of 178 in NC

Livability — Durham

• Score: 81/100
• State rank: #15
• US rank: #1411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durham, NC
• County: Durham County · 288,747 people
• City population: 288,747
• Metro: Durham-Chapel Hill, NC
• Population (ZIP): 63,458
• Household income: $89,317
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1685.0

Population outlook (Durham County) Hauer SSP2

• Today (2025): 368,962 people
• By 2030: 402,686 · +9.1%
• By 2040: 468,677 · +27.0%
• By 2050: 531,727 · +44.1%
• By 2075: 660,446 · +79.0%
• By 2100: 739,971 · +100.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 20% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Swiss 2% Romanian 2% Italian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 17% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Durham

• 2024 margin: Solid D (+61.9) · D 80.2% · R 18.2% · Other 1.6%
• 2008→2024 swing: +10.0pp toward D · 2008: 51.9pp · 2024: 61.9pp
• All cycles: 2024: D+61.9 2020: D+62.4 2016: D+60.4 2012: D+52.7 2008: D+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.81%
• Current HPI: 206.7413
• Rent YoY: ▲ 0.84%
• Metro: Durham-Chapel Hill, 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

+272.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $175,000 TMLS
• 1996-07-02 Sold (Public Records) $47,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,953 · +106.2% YoY. Source: county tax records.