6821 Flying Eagle Ct · Wendell, NC 27591

$295,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 18 Days on market

Built 2005 0.72 ac lot Est $373k · 21% under

---

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 +12.6/30.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ranch home located on . 75 acres! BRAND NEW carpet & fresh interior paint! Enjoy the large living area with cathedral ceilings that flows right into the dining/kitchen area. Large Master Bedroom, also with cathedral ceilings, and walk in closet. Master Bedroom with double-vanity and garden tub! Spacious secondary bedrooms. HUGE & FLAT backyard with deck & detached storage shed. New Water Heater 2014. 1-year HSA Home Warranty provided! Do not miss this wonderful opportunity!

Key facts

• Cozy living room
• Eat-in dining area
• Natural light

Tags

• COZY LIVING ROOM
• VAULTED CEILINGS
• EAT-IN DINING AREA
• NATURAL LIGHT
• WALK IN CLOSET
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.72 acres; Property includes shed(s); Public maintained paved road access; Directions provided to property
• HOA & community: No homeowners association

Exterior

• Parking: Open parking for 2 vehicles; Concrete driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Septic connected
• Home design: Site-built single-story home; One level; R2 zoning
• Construction: Vinyl siding; Shingle roof; No common walls
• Exterior features: Deck; Front porch; Fire pit; Storage shed(s); Lot is cleared, grassed and partially wooded; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system listed; Central electric air conditioning; Ceiling fans
• Interior features: Bathtub/shower combination; Ceiling fan(s); Kitchen/dining room combination; Pantry; Walk-in closet(s); Gas log fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (23.3% below list).
• Recommended offer: $226k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Wendell — 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 78/100 on livability (#25 in NC, #2,391 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Carver Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 413 students, 75% FRL); Wendell Middle (math 21% / reading 39%, grade F, #335 of 475 statewide, top 72%, 719 students, 68% FRL); East Wake High (math 51% / reading 44%, grade D, #331 of 535 statewide, top 62%, 1,646 students, 62% FRL) — zoned schools average 68% FRL vs 30% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 56% district-wide (-21 pts) — the specific schools serving this property underperform the Wake County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 827 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/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 $9k 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 18 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $148k; list at $295k implies a 99% gain — meaningful room to come down on a strong offer.

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 $226,373 (23.3% 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. 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. 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?
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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $372,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6716 Nesting Eagle Dr	0.15mi	3/2.0	1,298 (-6%)	22mo	$310,000	$239	65
6705 Eagles Crossing Dr	0.25mi	3/2.0	1,240 (-10%)	16mo	$335,000	$270	58

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-49,330
• Equity at exit: $43,985

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-42,585
• Equity at exit: $25,506

Cash invested: $82,600 (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 27591

• Home prices YoY: -28.3%
• Rents YoY: 3.4%
• Active inventory: 827
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-37

Break-even live

Break-even rent $2,310

Max offer price $288,496

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $47	+0% $-37	+5% $-120	+10% $-204
Rent	-10% $-216	-5% $-126	+0% $-37	+5% $53	+10% $142
Rate	-1.0pp $112	-0.5pp $38	base $-37	+0.5pp $-113	+1.0pp $-191

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Goodwin Farm Rd Wendell, NC	3.0–4.0	2.5	1850	$2,030	$1.10	5d	9	0.53mi
1005 Strobus Ct Wendell, NC	3.0	2.5	1752	$2,165	$1.24	25d	1	0.64mi
1440 Yellow Desert Way Wendell, NC	3.0	1.0–2.5	1267	$2,368	$1.87	3d	49	0.92mi
849 Parc Townes Dr Wendell, NC	3.0	2.5	1824	$2,197	$1.20	25d	1	0.95mi
920 Sculptor St Wendell, NC	3.0	2.5	1852	$1,950	$1.05	14d	1	1.16mi
810 Old Tarboro Rd Wendell, NC	3.0	2.5	1825	$2,025	$1.11	4d	1	1.18mi
6260 Taylor Rd Wendell, NC	3.0	2.5	1765	$2,250	$1.27	18d	1	1.32mi
145 Burke Legacy Way Wendell, NC	3.0–4.0	2.5	1818	$2,445	$1.34	4d	20	1.35mi
338 Stone Arbor Way Wendell, NC	3.0	2.5	1590	$1,830	$1.15	3d	1	1.40mi

Listing history 12 events

1. 2026-06-21
   days on market $295,000 Active 18 DOM
2. 2026-06-18
   days on market $295,000 Active 15 DOM
3. 2026-06-17
   days on market $295,000 Active 14 DOM
4. 2026-06-16
   days on market $295,000 Active 13 DOM
5. 2026-06-15
   days on market $295,000 Active 12 DOM
6. 2026-06-13
   days on market $295,000 Active 10 DOM
7. 2026-06-13
   days on market $295,000 Active 9 DOM
8. 2026-06-09
   days on market $295,000 Active 6 DOM
9. 2026-06-08
   days on market $295,000 Active 5 DOM
10. 2026-06-07
    days on market $295,000 Active 4 DOM
11. 2026-06-05
    remarks 494-char remark
12. 2026-06-05
    listed $295,000 Active 1 DOM

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$556/yr (+$46/mo · 29.8%)

ⓘ 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 4/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,165
• − Mortgage interest: −$16,525
• − Property taxes: −$1,863
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$8,582
• Taxable loss: −$5,626
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $908/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 — Wendell

• Score: 78/100
• State rank: #25
• US rank: #2391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wake County · 1,216,256 people
• City population: 29,838
• Metro: Raleigh-Cary, NC
• Population (ZIP): 29,838
• Household income: $85,224
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 369.0

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 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 27% Black 22% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 4% Dominican 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 18% Tagalog/Filipino 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: ▼ -92.20%
• Current HPI: 233.2846
• Rent YoY: ▲ 3.40%
• 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

+123.5% since first listed

19 events — show timeline

• 2026-06-03 Listed $295,000 TMLS
• 2015-08-31 Sold (MLS) $148,000 AMLSNC
• 2015-08-31 Sold (MLS) $148,000 TMLS
• 2015-07-24 Contingent — TMLS
• 2015-07-19 Listed $149,900 TMLS
• 2015-07-19 Listed $149,900 AMLSNC
• 2010-03-31 Sold (MLS) $142,900 AMLSNC
• 2010-03-31 Sold (MLS) $142,900 TMLS
• 2010-03-01 Listing Removed — TMLS
• 2010-01-15 Sold (Public Records) $132,000 Public Records
• 2010-01-08 Listed $142,900 AMLSNC
• 2010-01-08 Listed $142,900 TMLS
• 2005-11-28 Sold (MLS) $125,000 TMLS
• 2005-06-24 Listed $129,900 TMLS
• 2005-02-21 Sold (Public Records) $132,000 Public Records
• 2005-02-21 Sold (Public Records) $132,000 Public Records
• 2005-02-21 Sold (Public Records) $132,000 Public Records
• 2005-02-21 Sold (Public Records) $132,000 Public Records
• 2005-02-21 Sold (Public Records) $132,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,863 · +3.0% YoY. Source: county tax records.