1320 Maplewood · Durham, NC 27704

$175,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 82 Days on market

Built 1950 0.36 ac lot Est $192k · 9% 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).

• Cash flow +15.3/30.0
• ARV discount +11.5/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1320 Maplewood! This cozy 2-bedroom, 1-bath home offers a functional layout with a bright living area, spacious kitchen with ample cabinetry, and comfortable bedrooms. Offering the perfect opportunity to add your personal touch and updates over time. Conveniently located near local amenities, schools, and major routes, it's a great option for homeowners or investors alike. Sold as is. Tenant occupied

Key facts

• Bright living area
• Ample cabinetry
• Spacious kitchen

Tags

• BRIGHT LIVING AREA
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• COMFORTABLE BEDROOMS
• WELL MAINTAINED
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size approximately 0.36 acres
• Financial info: Annual tax amount listed
• HOA & community: No homeowners association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Asphalt construction material; Asphalt roof; Built on a foundation consistent with single-story residential construction
• Exterior features: Publicly maintained road access; R-5 zoning

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $65 ($777/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (14.9% below list).
• Recommended offer: $149k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Holt Elementary (math 10% / reading 26%, grade F, #1,280 of 1,410 statewide, top 91%, 636 students, 83% FRL); Lucas Middle (math 17% / reading 27%, grade F, #416 of 475 statewide, top 89%, 371 students, 70% FRL); Northern High (math 30% / reading 35%, grade F, #441 of 535 statewide, top 83%, 1,308 students, 64% FRL).
• Market conditions: Rents rising (+2.6%/yr); 400 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $148,865 (14.9% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.85% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $192,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3103 Dearborn Dr	0.11mi	3/1.0 (+1)	797 (+11%)	2mo	$135,000	$169	70
617 Martin St	0.44mi	2/1.0	728 (+1%)	20mo	$218,000	$299	61
818 Belvin Ave	0.65mi	2/1.0	748 (+4%)	5mo	$163,500	$219	59
516 Craven Rd	0.50mi	2/1.0	768 (+7%)	11mo	$205,000	$267	56
1457 Maplewood Dr Unit A	0.22mi	2/1.0	825 (+15%)	14mo	$58,000	$70	54
1473 Maplewood Dr	0.19mi	3/1.0 (+1)	814 (+13%)	19mo	$265,000	$326	48

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 · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-24,898
• Equity at exit: $26,093

10-year hold

• IRR: -6.2%
• Equity multiple: 0.61×
• Total profit: $-19,073
• 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 27704

• Rents YoY: 2.6%
• Active inventory: 400
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $65

Break-even live

Break-even rent $1,407

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $114	+0% $65	+5% $15	+10% $-34
Rent	-10% $-53	-5% $6	+0% $65	+5% $124	+10% $182
Rate	-1.0pp $153	-0.5pp $109	base $65	+0.5pp $19	+1.0pp $-27

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Craven St Unit B Durham, NC	1.0	1.0	610	$1,200	$1.97	25d	1	0.71mi
3800 Meriwether Dr Durham, NC	1.0–2.0	1.0–2.0	904	$1,750	$1.94	15d	23	1.13mi
4001 Meriwether Dr Durham, NC	1.0–3.0	1.0–2.0	909	$1,450	$1.60	25d	1	1.28mi
3523 N Roxboro St Durham, NC	1.0–2.0	1.0–2.0	891	$1,299	$1.46	25d	1	1.44mi

Listing history 17 events

1. 2026-06-22
   days on market $175,000 Active 82 DOM
2. 2026-06-18
   days on market $175,000 Active 79 DOM
3. 2026-06-17
   days on market $175,000 Active 78 DOM
4. 2026-06-16
   days on market $175,000 Active 77 DOM
5. 2026-06-15
   days on market $175,000 Active 76 DOM
6. 2026-06-14
   days on market $175,000 Active 74 DOM
7. 2026-06-10
   days on market $175,000 Active 71 DOM
8. 2026-06-09
   days on market $175,000 Active 70 DOM
9. 2026-06-08
   days on market $175,000 Active 69 DOM
10. 2026-06-07
    days on market $175,000 Active 68 DOM
11. 2026-06-05
    days on market $175,000 Active 65 DOM
12. 2026-06-03
    days on market $175,000 Active 64 DOM
13. 2026-06-02
    days on market $175,000 Active 63 DOM
14. 2026-06-01
    days on market $175,000 Active 62 DOM
15. 2026-05-31
    days on market $175,000 Active 61 DOM
16. 2026-05-30
    days on market $175,000 Active 60 DOM
17. 2026-03-31
    listed $175,000 Active

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,448 · $121/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 · 17 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: $17,864
• − Mortgage interest: −$9,803
• − Property taxes: −$1,448
• − Insurance: −$875
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$5,091
• Taxable loss: −$2,211
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,308/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): 40,102
• Household income: $69,668
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1280.0

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 0.67)
• Race & ethnicity: Black 48% White 23% Hispanic / Latino 22% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Tagalog/Filipino 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: ▼ -383.91%
• Current HPI: 265.4178
• Rent YoY: ▲ 2.58%
• 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

1 event — show timeline

• 2026-03-31 Listed $175,000 TMLS

Property tax history

+4.2%/yr

Latest (2025): $1,448 · +14.7% YoY. Source: county tax records.