628 Stream Walk Xing · Wendell, NC 27591

$357,990

5 bd · 3.0 ba · 2,368 sqft · Land · 45 Days on market

Built 2026 4,791 sqft lot $60/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see the Robie at 628 Stream Walk Crossing, Wendell, NC 27591 at Belle Grove! The Robie is a spacious two-story home showcased boasting 2,368 sq. ft. of living space, 5 bedrooms, 3 bathrooms, and a 2-car garage. The moment you step inside the home you're greeted by an inviting foyer which connects you first past the staircase, then a storage closet, before opening into the living and dining rooms, which are overlooked by the kitchen. The kitchen features stainless steel appliances, quartz countertops, a functional center island, and a corner walk-in pantry. Off the kitchen, in the back left corner of the home, is a guest bedroom and a separate full bathroom across from the guest room. Upstairs, you'll find the primary bedroom with a spacious primary bathroom featuring a large walk-in closet, dual vanity, and a separate water closet for ultimate privacy. The additional 3 bedrooms upstairs provide comfort and privacy with access to a full secondary bathroom. The loft offers a flexible space that can be used as a media room, playroom, or become a fourth bedroom. The laundry room completes the second floor. With its thoughtful design and spacious layout, the Robie is the perfect place to call home at Belle Grove. The Robie is truly a gem. Do not hesitate to schedule a tour and make it your new home today! * Photos are not of actual home or interior features and are representative of floor plan only. *

Key facts

• Inviting foyer
• Quartz countertops
• Guest bedroom

Tags

• INVITING FOYER
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• FUNCTIONAL CENTER ISLAND
• CORNER WALK-IN PANTRY
• GUEST BEDROOM

Property features AI

Finance

• Other: Lot approximately 0.11 acres; Smart technology accessibility features
• HOA & community: Community association with monthly fee ($60) handled by Charleston Management Corp.; Association maintains grounds; Community amenities: dog park, playground, trails, park, sidewalks, street lights

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 2 garage spaces; 2 open parking spaces (driveway); Concrete driveway; Total parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Two-story house; New construction; Vinyl siding; Robie model by D.R. Horton
• Construction: Architectural shingle roof; Slab foundation; Vinyl siding exterior; Site-built construction; Built by D.R. Horton
• Exterior features: Patio; No fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range (free-standing); Microwave; Plumbed for ice maker; Stainless steel appliances
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Entrance foyer; Eat-in kitchen; Pantry; Quartz counters; Smooth ceilings; Double vanity; Bathtub/shower combination; Walk-in shower; Walk-in closet(s); Smart home with smart thermostat; Wired for data; Low-emissivity windows; Window screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Upper level laundry; Tankless water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $358k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (28.3% below list).
• Recommended offer: $257k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Wendell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Zebulon Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 561 students, 76% FRL); Zebulon Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 708 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 69% FRL vs 30% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 56% district-wide (-20 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 36% 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 $11k 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 45 days — a 3% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $256,646 (28.3% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.72% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.11×
• Total profit: $-89,155
• Equity at exit: $53,377

10-year hold

• IRR: -21.8%
• Equity multiple: -0.14×
• Total profit: $-114,576
• Equity at exit: $30,952

Cash invested: $100,237 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$1,877
• Tax est. 1.5%: −$447 /mo · $5,370/yr
• Insurance: −$149
• HOA: −$60
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-506

Break-even live

Break-even rent $3,208

Max offer price $284,701

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-383	+0% $-506	+5% $-630	+10% $-754
Rent	-10% $-709	-5% $-608	+0% $-506	+5% $-405	+10% $-304
Rate	-1.0pp $-326	-0.5pp $-415	base $-506	+0.5pp $-599	+1.0pp $-694

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: $89,498
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Willard Woods Dr Wendell, NC	4.0	2.5	1921	$2,200	$1.15	6d	1	0.57mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$2,095	$1.05	25d	1	0.59mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$1,995	$1.00	16d	1	0.59mi
509 Willard Woods Dr Wendell, NC	5.0	2.5	2246	$2,500	$1.11	6d	1	0.62mi
408 Deer Grove Trl Wendell, NC	4.0	2.5	2002	$2,225	$1.11	5d	1	0.85mi
238 Grovemere Ln Wendell, NC	5.0	2.5	2138	$2,260	$1.06	25d	1	0.85mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-21
   days on market $357,990 Active 45 DOM
2. 2026-06-18
   days on market $357,990 Active 42 DOM
3. 2026-06-17
   days on market $357,990 Active 41 DOM
4. 2026-06-16
   days on market $357,990 Active 40 DOM
5. 2026-06-15
   days on market $357,990 Active 39 DOM
6. 2026-06-13
   days on market $357,990 Active 37 DOM
7. 2026-06-13
   days on market $357,990 Active 36 DOM
8. 2026-06-09
   days on market $357,990 Active 33 DOM
9. 2026-06-08
   days on market $357,990 Active 32 DOM
10. 2026-06-07
    pricedays on market $357,990 Active 31 DOM
11. 2026-06-05
    days on market $367,990 Active 28 DOM
12. 2026-06-03
    days on market $367,990 Active 27 DOM
13. 2026-06-02
    days on market $367,990 Active 26 DOM
14. 2026-06-01
    days on market $367,990 Active 25 DOM
15. 2026-05-31
    days on market $367,990 Active 24 DOM
16. 2026-05-08
    listed $371,490 Active 1426-char remark

    Show marketing remark (1426 chars)

    Come see the Robie at 628 Stream Walk Crossing, Wendell, NC 27591 at Belle Grove! The Robie is a spacious two-story home showcased boasting 2,368 sq. ft. of living space, 5 bedrooms, 3 bathrooms, and a 2-car garage. The moment you step inside the home you're greeted by an inviting foyer which connects you first past the staircase, then a storage closet, before opening into the living and dining rooms, which are overlooked by the kitchen. The kitchen features stainless steel appliances, quartz countertops, a functional center island, and a corner walk-in pantry. Off the kitchen, in the back left corner of the home, is a guest bedroom and a separate full bathroom across from the guest room. Upstairs, you'll find the primary bedroom with a spacious primary bathroom featuring a large walk-in closet, dual vanity, and a separate water closet for ultimate privacy. The additional 3 bedrooms upstairs provide comfort and privacy with access to a full secondary bathroom. The loft offers a flexible space that can be used as a media room, playroom, or become a fourth bedroom. The laundry room completes the second floor. With its thoughtful design and spacious layout, the Robie is the perfect place to call home at Belle Grove. The Robie is truly a gem. Do not hesitate to schedule a tour and make it your new home today! * Photos are not of actual home or interior features and are representative of floor plan only. *

17. 2026-05-07
    listed $371,490 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $30,798
• − Mortgage interest: −$20,053
• − Property taxes: −$5,370
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$720
• − Depreciation: −$10,414
• Taxable loss: −$12,477
• Est. tax savings @ 24.0%: +$2,995
• After-tax cash flow: $-3,083/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

• Census place: Wendell, NC
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $371,490 Zillow
• 2026-05-07 Listed $371,490 TMLS