1209 Beverly Dr · Raleigh, NC 27610

$236,250

3 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 44 Days on market

Built 1967 0.31 ac lot Est $310k · 24% under

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Why this score? — see what drove the C- 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 +14.3/30.0
• Schools +4.9/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Offer accepted ($225,000) and submitted to Wake County special proceedings division for the 10 upset bid period, which runs through 6/25/26 at 5 pm. The upset bid must be $236,250 or higher. A 5% deposit, based on the upset bid purchase price, is required. Agents and buyers must submit all upset bids at the Wake County Special Proceedings Division at the old courthouse ( 316 Fayetteville St, Raleigh, NC 27601) on the 12th floor. Investor Special - Ready for Transformation! Attention investors, flippers, and cash buyers. 3-bedroom, 1.5-bath ranch in an established neighborhood seeing strong renovation activity and rising values. Large living room with fireplace. Dining area and laundry room.

Key facts

• Laundry room
• Dining area
• Large living room

Tags

• FENCED BACKYARD
• LARGE LIVING ROOM
• DINING AREA
• LAUNDRY ROOM
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Living area reported as approximately 1,250; Structure type: House
• Financial info: Annual tax amount listed
• HOA & community: No association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story house
• Construction: Brick and vinyl siding exterior
• Exterior features: Shingle roof; Lot approximately 0.31 acre; Publicly maintained road access; Zoned R-6

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating present (type: Other); Cooling with wall/window unit(s)
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $43 ($514/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 $194k (18.0% below list).
• Recommended offer: $194k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: North Ridge Elementary (math 45% / reading 53%, grade D, #459 of 1,410 statewide, top 33%, 708 students, 40% FRL); West Millbrook Middle (math 43% / reading 54%, grade C-, #127 of 475 statewide, top 28%, 1,046 students, 40% FRL); Enloe High (math 64% / reading 75%, grade B, #121 of 535 statewide, top 24%, 2,502 students, 27% FRL).
• Market conditions: Rents flat; 594 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% 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 $7k 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 44 days — a 3% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $236k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $193,822 (18.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $310,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Londonderry Cir	0.33mi	3/1.5	1,257 (+1%)	6mo	$291,500	$232	78
2431 Jimmy Carter Way	0.48mi	3/2.0	1,255 (+0%)	17mo	$250,000	$199	61
809 Grantland Dr	0.73mi	4/1.5 (+1)	1,323 (+6%)	1mo	$220,000	$166	50
912 Cooper Rd	0.46mi	3/2.0	1,150 (-8%)	22mo	$286,000	$249	45
833 Brigham Rd	0.66mi	3/2.0	1,123 (-10%)	10mo	$308,000	$274	42
804 Brigham Rd	0.72mi	3/2.0	1,134 (-9%)	19mo	$315,000	$278	33
708 Glenbrook Dr	0.65mi	4/2.0 (+1)	1,330 (+6%)	23mo	$330,000	$248	33
446 Glenbrook Dr	0.73mi	3/1.0	1,409 (+13%)	22mo	$280,000	$199	25

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-40,926
• Equity at exit: $35,226

10-year hold

• IRR: -16.2%
• Equity multiple: 0.20×
• Total profit: $-52,975
• Equity at exit: $20,427

Cash invested: $66,150 (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: 594
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,239
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $43

Break-even live

Break-even rent $1,884

Max offer price $236,250

Occupancy floor 93%

Sensitivity live

Price	-10% $177	-5% $110	+0% $43	+5% $-24	+10% $-91
Rent	-10% $-110	-5% $-34	+0% $43	+5% $119	+10% $196
Rate	-1.0pp $162	-0.5pp $103	base $43	+0.5pp $-18	+1.0pp $-81

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: $59,062
• Closing costs: $7,088
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1611 Royal Foxhound Ln Raleigh, NC	2.0–4.0	2.0	1214	$1,597	$1.32	3d	31	0.59mi
709 Glenbrook Dr Raleigh, NC	3.0	1.0	1185	$1,550	$1.31	25d	1	0.63mi
2012 Winston Diamond Ct Raleigh, NC	3.0	2.5	1369	$1,830	$1.34	25d	1	0.64mi
825 Rawls Dr Raleigh, NC	3.0	2.0	1500	$1,845	$1.23	14d	1	0.67mi
825 Rawls Dr Raleigh, NC	3.0	2.0	1500	$1,845	$1.23	22d	1	0.67mi
832 Brigham Rd Raleigh, NC	3.0	1.5	1107	$1,595	$1.44	25d	1	0.68mi
3322 Bell Dr Raleigh, NC	3.0	2.0	1569	$2,100	$1.34	25d	1	0.69mi
2147 Sunny Cove Dr Raleigh, NC	3.0	2.5	1710	$1,895	$1.11	25d	1	0.77mi
2321 Stoney Spring Dr Raleigh, NC	1.0–2.0	1.0–2.0	879	$1,541	$1.75	3d	103	0.81mi
713 Grantland Dr Raleigh, NC	3.0	3.0	1323	$1,995	$1.51	19d	1	0.83mi
312 Dacian Rd Raleigh, NC	2.0	2.0	1000	$1,345	$1.34	25d	1	0.83mi
308 Dacian Rd Raleigh, NC	2.0	2.0	1000	$1,345	$1.34	22d	1	0.84mi
308 Dacian Rd Raleigh, NC	2.0	2.0	1000	$1,345	$1.34	5d	1	0.84mi
308 Dacian Rd Apt B Raleigh, NC	2.0	2.0	1000	$1,345	$1.34	25d	1	0.84mi
3108 Woodpecker Ct Raleigh, NC	2.0	2.0	934	$1,400	$1.50	22d	1	0.92mi
2411 Aurora Cove Ct Raleigh, NC	1.0–3.0	1.0–2.0	1001	$1,952	$1.95	3d	12	0.93mi
737 Southgate Dr Raleigh, NC	3.0	2.5	1332	$1,845	$1.39	5d	1	1.01mi
2804 Donovan Pl Raleigh, NC	3.0	1.5	1125	$1,697	$1.51	14d	1	1.03mi
1622 Proctor Rd Raleigh, NC	2.0–3.0	1.0	829	$1,505	$1.81	5d	6	1.05mi
838 Oak Center Dr Raleigh, NC	3.0	2.5	1463	$1,995	$1.36	25d	1	1.05mi
802 Star Ridge Dr Raleigh, NC	3.0	2.5	1447	$1,800	$1.24	18d	1	1.06mi
804 Oak Center Dr Raleigh, NC	3.0	2.5	1447	$1,900	$1.31	21d	1	1.10mi
1704 Sundial Pl Raleigh, NC	4.0	2.0	1554	$1,800	$1.16	5d	1	1.11mi
2413 Small Branch Trl Raleigh, NC	3.0	2.5	1592	$2,488	$1.56	16d	30	1.16mi
3369 Bridgeville Rd Raleigh, NC	3.0	2.5	1200	$1,699	$1.42	5d	1	1.16mi
2292 Fox Ridge Manor Rd Raleigh, NC	2.0–3.0	1.5–2.5	1124	$1,750	$1.56	14d	1	1.17mi
2417 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,450	$1.54	5d	1	1.17mi
2419 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,525	$1.59	5d	1	1.17mi
2423 Small Branch Trl Raleigh, NC	3.0	3.0	1592	$2,450	$1.54	5d	1	1.18mi
503 Erie Rd Unit 503 Raleigh, NC	3.0	2.5	1470	$1,650	$1.12	16d	1	1.20mi
2409 Foxtrot Rd Raleigh, NC	2.0	1.0	1200	$2,300	$1.92	25d	1	1.34mi
1701 E Lenoir St Raleigh, NC	3.0	2.0	1100	$2,900	$2.64	25d	1	1.34mi
1423 Tamarino Dr Raleigh, NC	3.0	2.5	1400	$1,895	$1.35	19d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $236,250 Active 44 DOM
2. 2026-06-18
   days on market $236,250 Active 41 DOM
3. 2026-06-17
   days on market $236,250 Active 40 DOM
4. 2026-06-16
   pricedays on market $236,250 Active 39 DOM
5. 2026-06-15
   days on market $224,869 Active 38 DOM
6. 2026-06-13
   days on market $224,869 Active 36 DOM
7. 2026-06-13
   pricedays on market $224,869 Active 35 DOM
8. 2026-06-09
   days on market $214,161 Active 32 DOM
9. 2026-06-08
   days on market $214,161 Active 31 DOM
10. 2026-06-07
    days on market $214,161 Active 30 DOM
11. 2026-06-05
    pricedays on market $214,161 Active 27 DOM
12. 2026-06-03
    days on market $203,963 Active 26 DOM
13. 2026-06-02
    days on market $203,963 Active 25 DOM
14. 2026-06-01
    days on market $203,963 Active 24 DOM
15. 2026-05-31
    days on market $203,963 Active 23 DOM
16. 2026-05-13
    price $194,250
17. 2026-05-08
    listed $200,000 Active
18. 2024-11-01
    status Pending
19. 2024-11-01
    historical
20. 2024-09-21
    price $260,000
21. 2024-08-22
    listed $275,000 Active
22. 1988-09-02
    soldstatus $62,000
23. 1988-07-11
    soldstatus $62,000
24. 1983-12-31
    soldstatus $13,000
25. 1980-11-01
    soldstatus $13,000

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: +$125/yr (+$10/mo · 6.9%)

ⓘ 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 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,259
• − Mortgage interest: −$13,234
• − Property taxes: −$1,812
• − Insurance: −$1,181
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$6,873
• Taxable loss: −$3,562
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $1,369/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

+1394.2% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $194,250 TMLS
• 2026-05-08 Listed $200,000 TMLS
• 2024-11-01 Pending — TMLS
• 2024-11-01 Listing Removed — TMLS
• 2024-09-21 Price Changed $260,000 TMLS
• 2024-08-22 Listed $275,000 TMLS
• 1988-09-02 Sold (Public Records) $62,000 Public Records
• 1988-07-11 Sold (Public Records) $62,000 Public Records
• 1983-12-31 Sold (Public Records) $13,000 Public Records
• 1980-11-01 Sold (Public Records) $13,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,812 · +0.4% YoY. Source: county tax records.