622 W Club Blvd · Durham, NC 27701

$249,900

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 9 Days on market

Built 1930 6,970 sqft 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLASSIC HOME-Charm and Character abound w/ glass knobs and phone nook. UPDATED and WELL MAINTAINED. Centrally Located NEAR TRINITY PK, NORTHGATE PK, DUKE PK, & WATTS, ELERBY Trail, Brightleaf, Farmers Mkt. All Hardwoods, CERAM TILE, BUILT INs, HI CEILINGS, Grt MstrBath, UPDATED HVAC, Screened Porch, FRENCH DOORS, LOTS OF LIGHT. ALL APPLIANCES. VERY PRIVATE BKYARD.

Key facts

• Arched doorways
• French doors
• Soaring ceilings

Tags

• STEEPLY PITCHED GABLES
• ARCHED DOORWAYS
• FRENCH DOORS
• BUILT-INS
• SOARING CEILINGS

Property features AI

Finance

• Other: Lot size about 0.16 acres; Zoning: R-3
• HOA & community: No HOA

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Public water
• Home design: Single-story house; Faces unspecified
• Construction: Aluminum siding; Shingle roof; Other foundation; Built as a house (one level)
• Exterior features: Public sewer; Public water; Publicly maintained road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Central cooling with heat pump
• Interior features: Gas range; Refrigerator; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.9% 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: 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.
• Zoned schools: Riverside High (math 49% / reading 42%, grade D-, #347 of 535 statewide, top 65%, 1,812 students, 51% FRL).
• Market conditions: Rents rising (+3.2%/yr); 197 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• At $3,233/mo this rent would consume 56% of the median local household income ($70k/yr) (locally 1402% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.2% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $184k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $249,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $593,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2407 Glendale Ave	0.32mi	3/2.0	1,890 (+5%)	2mo	$625,000	$331	75
315 Englewood Ave	0.30mi	3/3.0	1,880 (+5%)	2mo	$648,000	$345	73
1308 N Gregson St	0.48mi	2/2.0 (-1)	1,830 (+2%)	2mo	$715,000	$391	68
2401 Glendale Ave	0.31mi	3/2.0	1,673 (-7%)	8mo	$503,000	$301	68
630 W Club Blvd	0.04mi	4/3.0 (+1)	1,967 (+10%)	8mo	$455,000	$231	67
814 W Markham Ave	0.54mi	3/2.0	1,805 (+1%)	9mo	$480,000	$266	67
1311 Norton St	0.43mi	3/2.5	1,735 (-3%)	11mo	$745,000	$429	63
417 W Maynard Ave	0.60mi	2/2.0 (-1)	1,780 (-1%)	4mo	$495,000	$278	62
1516 Edgevale Rd	0.30mi	4/2.0 (+1)	1,626 (-9%)	10mo	$639,000	$393	57
903 Green St	0.54mi	3/2.0	2,015 (+12%)	8mo	$617,500	$306	48
1013 Green St	0.66mi	3/2.0	1,566 (-13%)	11mo	$550,000	$351	39
2311 N Roxboro St	0.62mi	4/2.0 (+1)	1,590 (-11%)	15mo	$360,000	$226	35

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $8,911
• Equity at exit: $37,261

10-year hold

• IRR: 13.1%
• Equity multiple: 2.06×
• Total profit: $73,936
• Equity at exit: $21,607

Cash invested: $69,972 (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 27701

• Rents YoY: 3.2%
• Active inventory: 197
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,233 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$378 /mo · $4,533/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $762

Break-even live

Break-even rent $2,269

Max offer price $249,900

Occupancy floor 71%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Dacian Ave Unit B Durham, NC	3.0	2.0	1550	$2,595	$1.67	23d	1	0.69mi
211 Hargrove St Unit 1300731P Durham, NC	3.0	3.0	2131	$5,298	$2.49	13d	1	0.91mi
620 Foster St Unit 543 Durham, NC	2.0	2.0	1243	$2,853	$2.30	13d	1	0.93mi
620 Foster St Unit 443 Durham, NC	2.0	2.0	1243	$2,918	$2.35	23d	1	0.93mi
701 Washington St Durham, NC	1.0–3.0	1.0–2.0	996	$5,241	$5.26	13d	214	0.94mi
620 Foster St Durham, NC	2.0	1.0–2.0	888	$3,303	$3.72	13d	43	0.94mi
815 Madison St Durham, NC	2.0	1.0–2.0	859	$2,854	$3.32	21d	5	0.99mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	13d	55	1.02mi
2012 Moody Ln Durham, NC	2.0	2.5	1636	$3,204	$1.96	13d	1	1.09mi
530 Foster St Durham, NC	2.0	1.0–2.0	918	$2,750	$3.00	13d	18	1.09mi
311 Liggett St Durham, NC	2.0	1.0–2.0	1008	$4,525	$4.49	13d	11	1.13mi
214 Hunt St Durham, NC	2.0	2.0	1534	$3,750	$2.44	23d	1	1.16mi
810 9th St Durham, NC	3.0	1.0–3.0	988	$3,865	$3.91	13d	47	1.21mi
2335 Broad St Durham, NC	1.0–3.0	1.0–2.0	1060	$1,972	$1.86	13d	22	1.23mi
605 W Main St Durham, NC	3.0	1.0–2.0	977	$3,628	$3.71	13d	48	1.35mi
1008 E Club Blvd Durham, NC	4.0	2.5	1500	$2,239	$1.49	13d	1	1.35mi
115 Morris St Durham, NC	1.0–2.0	1.0–2.0	1066	$7,661	$7.18	13d	76	1.36mi
101b Morris St Durham, NC	2.0	2.0	1958	$4,500	$2.30	23d	1	1.38mi
809 Drew St Durham, NC	3.0	2.0	2192	$3,000	$1.37	23d	1	1.38mi
749 9th St Durham, NC	3.0	1.0–2.0	1084	$3,999	$3.69	13d	97	1.40mi
629 N Queen St Durham, NC	2.0	2.5	1700	$4,000	$2.35	23d	1	1.41mi
1312 N Alston Ave Durham, NC	4.0	2.5	1660	$2,350	$1.42	23d	1	1.46mi
110 N Corcoran St Durham, NC	1.0–2.0	1.0–2.0	1219	$4,594	$3.77	13d	8	1.47mi
2211 Hillsborough Rd Durham, NC	1.0–2.0	1.0–2.0	1142	$3,125	$2.74	13d	85	1.48mi

Listing history 27 events

1. 2026-06-08
   status $249,900 Pending 9 DOM
2. 2026-06-07
   days on market $249,900 Active 9 DOM
3. 2026-06-05
   remarks 607-char remark
4. 2026-06-05
   days on market $249,900 Active 6 DOM
5. 2026-06-03
   days on market $249,900 Active 5 DOM
6. 2026-06-02
   days on market $249,900 Active 4 DOM
7. 2026-06-01
   days on market $249,900 Active 3 DOM
8. 2026-05-31
   days on market $249,900 Active 2 DOM
9. 2026-05-29
   listed $249,900 Active
10. 2008-08-01
    soldstatus $184,000 371-char remark

    Show marketing remark (371 chars)

    CLASSIC HOME-Charm and Character abound w/ glass knobs and phone nook. UPDATED and WELL MAINTAINED. Centrally Located NEAR TRINITY PK, NORTHGATE PK, DUKE PK, & WATTS, ELERBY Trail, Brightleaf, Farmers Mkt. All Hardwoods, CERAM TILE, BUILT INs, HI CEILINGS, Grt MstrBath, UPDATED HVAC, Screened Porch, FRENCH DOORS, LOTS OF LIGHT. ALL APPLIANCES. VERY PRIVATE BKYARD.

11. 2008-08-01
    soldstatus $184,000

    Show marketing remark (371 chars)

    CLASSIC HOME-Charm and Character abound w/ glass knobs and phone nook. UPDATED and WELL MAINTAINED. Centrally Located NEAR TRINITY PK, NORTHGATE PK, DUKE PK, & WATTS, ELERBY Trail, Brightleaf, Farmers Mkt. All Hardwoods, CERAM TILE, BUILT INs, HI CEILINGS, Grt MstrBath, UPDATED HVAC, Screened Porch, FRENCH DOORS, LOTS OF LIGHT. ALL APPLIANCES. VERY PRIVATE BKYARD.

12. 2008-07-09
    historical 371-char remark

    Show marketing remark (371 chars)

    CLASSIC HOME-Charm and Character abound w/ glass knobs and phone nook. UPDATED and WELL MAINTAINED. Centrally Located NEAR TRINITY PK, NORTHGATE PK, DUKE PK, & WATTS, ELERBY Trail, Brightleaf, Farmers Mkt. All Hardwoods, CERAM TILE, BUILT INs, HI CEILINGS, Grt MstrBath, UPDATED HVAC, Screened Porch, FRENCH DOORS, LOTS OF LIGHT. ALL APPLIANCES. VERY PRIVATE BKYARD.

13. 2008-06-07
    listed $185,000 371-char remark

    Show marketing remark (371 chars)

    CLASSIC HOME-Charm and Character abound w/ glass knobs and phone nook. UPDATED and WELL MAINTAINED. Centrally Located NEAR TRINITY PK, NORTHGATE PK, DUKE PK, & WATTS, ELERBY Trail, Brightleaf, Farmers Mkt. All Hardwoods, CERAM TILE, BUILT INs, HI CEILINGS, Grt MstrBath, UPDATED HVAC, Screened Porch, FRENCH DOORS, LOTS OF LIGHT. ALL APPLIANCES. VERY PRIVATE BKYARD.

14. 2006-08-28
    soldstatus $158,000 405-char remark

    Show marketing remark (405 chars)

    TOO CHARMING! IF YOU LOVE OLD HOMES, YOU MUST SEE! CHARM & CHARACTER ABOUND. HOME HAS BEEN UPDATED & WELL MAINTAINED. NEAR TRINITY, NORTHGATE PARK, DUKE PARK, & WATTS. .. CENTRALLY LOCATED. DOT WORK WRAPPING UP THIS SUMMER. ALL HARDWOODS, CER. TILE, BUILT-IN'S, HIGH CEILINGS, UPDATED HEAT/AIR, FRENCH DOORS, BRK RM & DR, LOTS OF LIGHT. ALL APPLIANCES REMAIN. VERY PRIVATE BACKYARD.

15. 2006-08-28
    soldstatus $158,000

    Show marketing remark (405 chars)

    TOO CHARMING! IF YOU LOVE OLD HOMES, YOU MUST SEE! CHARM & CHARACTER ABOUND. HOME HAS BEEN UPDATED & WELL MAINTAINED. NEAR TRINITY, NORTHGATE PARK, DUKE PARK, & WATTS. .. CENTRALLY LOCATED. DOT WORK WRAPPING UP THIS SUMMER. ALL HARDWOODS, CER. TILE, BUILT-IN'S, HIGH CEILINGS, UPDATED HEAT/AIR, FRENCH DOORS, BRK RM & DR, LOTS OF LIGHT. ALL APPLIANCES REMAIN. VERY PRIVATE BACKYARD.

16. 2006-07-29
    historical 405-char remark

    Show marketing remark (405 chars)

    TOO CHARMING! IF YOU LOVE OLD HOMES, YOU MUST SEE! CHARM & CHARACTER ABOUND. HOME HAS BEEN UPDATED & WELL MAINTAINED. NEAR TRINITY, NORTHGATE PARK, DUKE PARK, & WATTS. .. CENTRALLY LOCATED. DOT WORK WRAPPING UP THIS SUMMER. ALL HARDWOODS, CER. TILE, BUILT-IN'S, HIGH CEILINGS, UPDATED HEAT/AIR, FRENCH DOORS, BRK RM & DR, LOTS OF LIGHT. ALL APPLIANCES REMAIN. VERY PRIVATE BACKYARD.

17. 2006-06-08
    listed $164,900 405-char remark

    Show marketing remark (405 chars)

    TOO CHARMING! IF YOU LOVE OLD HOMES, YOU MUST SEE! CHARM & CHARACTER ABOUND. HOME HAS BEEN UPDATED & WELL MAINTAINED. NEAR TRINITY, NORTHGATE PARK, DUKE PARK, & WATTS. .. CENTRALLY LOCATED. DOT WORK WRAPPING UP THIS SUMMER. ALL HARDWOODS, CER. TILE, BUILT-IN'S, HIGH CEILINGS, UPDATED HEAT/AIR, FRENCH DOORS, BRK RM & DR, LOTS OF LIGHT. ALL APPLIANCES REMAIN. VERY PRIVATE BACKYARD.

18. 2005-11-25
    historical
19. 2005-04-25
    listed $159,000
20. 2001-05-15
    soldstatus $118,000
21. 2001-05-15
    soldstatus $118,000
22. 2001-05-15
    soldstatus $118,000
23. 2001-03-16
    listed $115,000
24. 2001-03-16
    listed $115,000
25. 1997-05-29
    soldstatus $93,000
26. 1992-08-26
    soldstatus $71,000
27. 1991-12-11
    soldstatus $64,000

ⓘ 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: $4,533 · $378/mo
• Projected year-2 tax: $4,533 · $378/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 ≥105°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: $38,794
• − Mortgage interest: −$13,998
• − Property taxes: −$4,533
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,103
• − Management: −$3,103
• − Depreciation: −$7,270
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $7,810/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): 24,793
• Household income: $69,740
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 1402.0

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 0.69)
• Race & ethnicity: White 40% Black 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% German/W. Germanic 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: ▼ -272.19%
• Current HPI: 347.5371
• Rent YoY: ▲ 3.25%
• 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

+290.5% since first listed

19 events — show timeline

• 2026-05-29 Listed $249,900 TMLS
• 2008-08-01 Sold (Public Records) $184,000 Public Records
• 2008-08-01 Sold (MLS) $184,000 TMLS
• 2008-07-09 Listing Removed — TMLS
• 2008-06-07 Listed $185,000 TMLS
• 2006-08-28 Sold (Public Records) $158,000 Public Records
• 2006-08-28 Sold (MLS) $158,000 TMLS
• 2006-07-29 Listing Removed — TMLS
• 2006-06-08 Listed $164,900 TMLS
• 2005-11-25 Listing Removed — TMLS
• 2005-04-25 Listed $159,000 TMLS
• 2001-05-15 Sold (Public Records) $118,000 Public Records
• 2001-05-15 Sold (MLS) $118,000 AMLSNC
• 2001-05-15 Sold (MLS) $118,000 TMLS
• 2001-03-16 Listed $115,000 AMLSNC
• 2001-03-16 Listed $115,000 TMLS
• 1997-05-29 Sold (Public Records) $93,000 Public Records
• 1992-08-26 Sold (Public Records) $71,000 Public Records
• 1991-12-11 Sold (Public Records) $64,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,533 · +20.9% YoY. Source: county tax records.