1601 Briarmont Ct · Raleigh, NC 27610

$219,000

3 bd · 2.5 ba · 1,174 sqft · Townhouse public records · 132 Days on market

Built 2000 871 sqft lot $120/mo HOA · 7% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is it! Hard-to-find, move-in-ready, well-maintained 3-bedroom, 2.5-bath END-unit townhome priced under $220,000. This immaculate home features a two-story layout in a convenient Raleigh location and is ideal for both owner-occupants and investors. Recent updates include newer flooring and fresh interior paint, making the home truly turn-key. The kitchen offers plenty of cabinet space, stove, and dishwasher. The light-filled living room features a cozy gas log fireplace, creating a warm and inviting space. Upstairs, you'll find the primary bedroom with en-suite bath, along with two additional bedrooms. adding to the home's convenience and value. The location is hard to beat with easy ac

Key facts

• Newer flooring
• End-unit townhome
• Two-story layout

Tags

• END-UNIT TOWNHOME
• TWO-STORY LAYOUT
• NEWER FLOORING
• FRESH INTERIOR PAINT
• PLENTY OF CABINET SPACE
• GAS LOG FIREPLACE

Property features AI

Finance

• Other: Lot size approximately 0.02 acres; Zoned R-6
• HOA & community: Neighborhoods of Walnut Creek Townhomes Association; Monthly HOA fee of $120.78 covering grounds and structure maintenance

Exterior

• Parking: Open parking with 2 spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Bi-level; Townhouse ownership
• Construction: Brick veneer and vertical siding exterior
• Exterior features: Slab foundation; Shingle roof; Private road with road maintenance agreement

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas log fireplace; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $219k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.7% below list).
• Recommended offer: $185k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Walnut Creek Elementary (math 23% / reading 32%, grade F, #1,028 of 1,410 statewide, top 73%, 497 students, 99% FRL); Centennial Campus Middle (math 27% / reading 47%, grade F, #262 of 475 statewide, top 57%, 509 students, 66% FRL); Southeast Raleigh High (math 24% / reading 50%, grade F, #414 of 535 statewide, top 79%, 1,401 students, 72% FRL) — zoned schools average 79% FRL vs 30% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 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 flat; 594 active listings in the ZIP; 23 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 33% 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 132 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $184,542 (15.7% 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 132 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.25×
• Total profit: $-45,940
• Equity at exit: $32,654

10-year hold

• IRR: -25.7%
• Equity multiple: -0.08×
• Total profit: $-66,446
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$91
• HOA: −$120
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-85

Break-even live

Break-even rent $1,954

Max offer price $203,907

Occupancy floor 100%

Sensitivity live

Price	-10% $39	-5% $-23	+0% $-85	+5% $-147	+10% $-209
Rent	-10% $-231	-5% $-158	+0% $-85	+5% $-13	+10% $60
Rate	-1.0pp $25	-0.5pp $-30	base $-85	+0.5pp $-142	+1.0pp $-200

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.16mi
2321 Stoney Spring Dr Raleigh, NC	1.0–2.0	1.0–2.0	879	$1,541	$1.75	3d	103	0.40mi
2411 Aurora Cove Ct Raleigh, NC	1.0–3.0	1.0–2.0	1001	$1,952	$1.95	3d	12	0.50mi
825 Rawls Dr Raleigh, NC	3.0	2.0	1500	$1,845	$1.23	14d	1	0.91mi
825 Rawls Dr Raleigh, NC	3.0	2.0	1500	$1,845	$1.23	22d	1	0.91mi
2012 Winston Diamond Ct Raleigh, NC	3.0	2.5	1369	$1,830	$1.34	25d	1	0.95mi
838 Oak Center Dr Raleigh, NC	3.0	2.5	1463	$1,995	$1.36	25d	1	1.09mi
737 Southgate Dr Raleigh, NC	3.0	2.5	1332	$1,845	$1.39	5d	1	1.12mi
2540 Bluffs View Dr Raleigh, NC	1.0–3.0	1.0–2.0	993	$1,752	$1.76	25d	1	1.13mi
802 Star Ridge Dr Raleigh, NC	3.0	2.5	1447	$1,800	$1.24	18d	1	1.14mi
804 Oak Center Dr Raleigh, NC	3.0	2.5	1447	$1,900	$1.31	20d	1	1.15mi
3369 Bridgeville Rd Raleigh, NC	3.0	2.5	1200	$1,699	$1.42	5d	1	1.28mi
3108 Woodpecker Ct Raleigh, NC	2.0	2.0	934	$1,400	$1.50	22d	1	1.29mi
503 Erie Rd Unit 503 Raleigh, NC	3.0	2.5	1470	$1,650	$1.12	16d	1	1.31mi
709 Glenbrook Dr Raleigh, NC	3.0	1.0	1185	$1,550	$1.31	25d	1	1.33mi
2112 Walnut Bluffs Ln Raleigh, NC	3.0	2.5	1189	$1,495	$1.26	14d	1	1.33mi
832 Brigham Rd Raleigh, NC	3.0	1.5	1107	$1,595	$1.44	25d	1	1.37mi
1208 Haybrook Ln Unit 102 Raleigh, NC	3.0	2.5	1300	$1,695	$1.30	25d	1	1.38mi
1208 Haybrook Ln Raleigh, NC	3.0	3.0	1300	$1,695	$1.30	25d	1	1.38mi
1423 Tamarino Dr Raleigh, NC	3.0	2.5	1400	$1,895	$1.35	18d	1	1.42mi
2804 Donovan Pl Raleigh, NC	3.0	1.5	1125	$1,697	$1.51	14d	1	1.46mi
2292 Fox Ridge Manor Rd Raleigh, NC	2.0–3.0	1.5–2.5	1124	$1,750	$1.56	14d	1	1.46mi
1622 Proctor Rd Raleigh, NC	2.0–3.0	1.0	829	$1,505	$1.81	5d	6	1.50mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: gas

Listing history 38 events

1. 2026-06-21
   days on market $219,000 Active 132 DOM
2. 2026-06-18
   days on market $219,000 Active 129 DOM
3. 2026-06-17
   days on market $219,000 Active 128 DOM
4. 2026-06-16
   days on market $219,000 Active 127 DOM
5. 2026-06-15
   days on market $219,000 Active 126 DOM
6. 2026-06-13
   days on market $219,000 Active 124 DOM
7. 2026-06-13
   days on market $219,000 Active 123 DOM
8. 2026-06-09
   days on market $219,000 Active 120 DOM
9. 2026-06-08
   days on market $219,000 Active 119 DOM
10. 2026-06-07
    days on market $219,000 Active 118 DOM
11. 2026-06-05
    days on market $219,000 Active 115 DOM
12. 2026-06-03
    days on market $219,000 Active 114 DOM
13. 2026-06-02
    days on market $219,000 Active 113 DOM
14. 2026-06-01
    days on market $219,000 Active 112 DOM
15. 2026-05-31
    days on market $219,000 Active 111 DOM
16. 2026-05-06
    price $219,000
17. 2026-04-18
    price $229,000
18. 2026-03-26
    price $234,000
19. 2026-02-09
    listed $237,000 Active
20. 2024-09-15
    historical $1,695
21. 2024-08-29
    listed $1,695
22. 2024-08-02
    historical $1,745
23. 2024-07-18
    price $1,745
24. 2024-07-06
    historical
25. 2024-06-30
    listed $1,795
26. 2024-05-09
    listed $289,900 Active
27. 2023-12-11
    price $98,756
28. 2022-08-31
    soldstatus $265,000 Closed
29. 2022-08-31
    soldstatus $265,000
30. 2022-08-02
    status Pending
31. 2022-07-27
    listed $249,900 Active
32. 2011-04-21
    historical
33. 2010-12-20
    listed $90,000
34. 2010-12-20
    historical
35. 2010-01-20
    listed $89,999
36. 2009-04-14
    historical
37. 2003-01-20
    price $143,900
38. 2002-07-11
    listed $98,756

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $22,145
• − Mortgage interest: −$12,267
• − Property taxes: −$2,203
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$1,440
• − Depreciation: −$6,371
• Taxable loss: −$4,775
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $121/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

+121.8% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $219,000 TMLS
• 2026-04-18 Price Changed $229,000 TMLS
• 2026-03-26 Price Changed $234,000 TMLS
• 2026-02-09 Listed $237,000 TMLS
• 2024-09-15 Rental Removed $1,695 APPFOLIO
• 2024-08-29 Listed for Rent $1,695 APPFOLIO
• 2024-08-02 Rental Removed $1,745 APPFOLIO
• 2024-07-18 Price Changed $1,745 APPFOLIO
• 2024-07-06 Listing Removed — TMLS
• 2024-06-30 Listed for Rent $1,795 APPFOLIO
• 2024-05-09 Listed $289,900 TMLS
• 2023-12-11 Price Changed $98,756 TMLS
• 2022-08-31 Sold (Public Records) $265,000 Public Records
• 2022-08-31 Sold (MLS) $265,000 TMLS
• 2022-08-02 Pending — TMLS
• 2022-07-27 Listed $249,900 TMLS
• 2011-04-21 Listing Removed — TMLS
• 2010-12-20 Listing Removed — TMLS
• 2010-12-20 Listed $90,000 TMLS
• 2010-01-20 Listed $89,999 TMLS
• 2009-04-14 Listing Removed — TMLS
• 2003-01-20 Price Changed $143,900 TMLS
• 2002-07-11 Listed $98,756 TMLS

Property tax history

+6.6%/yr

Latest (2025): $2,203 · +0.4% YoY. Source: county tax records.