1928-1930 Durham St · Glen Raven, NC 27217

$279,900

None bd · None ba · — sqft · MultiFamily · 17 Days on market

Built 2001 Fair condition 0.55 ac lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex for sale to the savvy investor! 1928 Durham St is currently rented for $1838/month (Lease expired 4/30/2026 and renter is month-to-month presently) and 1930 Durham St is currently rented for $1000/month (Lease expired 5/31/2026 and renter is also month-to-month presently). Buyers will need a LOI/POF to schedule a showing and plenty of advance notice.

Key facts

• 0.55 acre lot
• Built 2001
• Listed 17 days

Property features AI

Finance

• Other: Property listed with Coldwell Banker - HP&W; Directions available: From I-85 S take exit 145 for NC-49; right onto NC-49 N/Maple Ave; right onto S Mebane St; left onto E Webb Ave; right onto Elmira St; left onto Durham St; duplex is on the left.
• Financial info: Annual tax amount: $1,751.56
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water heater: Unknown
• Home design: Residential income property (duplex); Built in 2001
• Exterior features: City lot; Lot dimensions approximately 129 x 194 x 119 x 196

Interior

• Heating & cooling: Cooling: Other; Heating: See remarks; Heating fuel: See remarks
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $280k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $73 ($877/yr) — positive. Per door: $37/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (9.2% below list).
• Recommended offer: $254k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% in Glen Raven — 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 62/100 on livability (#440 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, amenities F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marvin B Smith Elementary (math 44% / reading 56%, grade D+, #409 of 1,410 statewide, top 29%, 481 students, 52% FRL); Turrentine Middle (math 21% / reading 37%, grade F, #350 of 475 statewide, top 74%, 929 students, 68% FRL); Walter M Williams High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,343 students, 58% FRL).
• Market conditions: Rents rising (+1.1%/yr); 275 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).
• At $2,541/mo this rent would consume 59% of the median local household income ($52k/yr) (locally 1040% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 20% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,100 (9.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2252-2254 Pinecroft Dr	0.55mi	6/4.0	2,632	21mo	$455,000	$173	44

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-45,530
• Equity at exit: $41,734

10-year hold

• IRR: -12.5%
• Equity multiple: 0.33×
• Total profit: $-52,703
• Equity at exit: $24,201

Cash invested: $78,372 (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 27217

• Home prices YoY: -22.3%
• Rents YoY: 1.1%
• Active inventory: 275
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $73

Break-even live

Break-even rent $2,449

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $266	-5% $170	+0% $73	+5% $-24	+10% $-120
Rent	-10% $-128	-5% $-27	+0% $73	+5% $173	+10% $274
Rate	-1.0pp $214	-0.5pp $144	base $73	+0.5pp $1	+1.0pp $-73

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,540
Total (2 units)			$2,541

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 Cadiz St Burlington, NC	2.0	1.0	1100	$1,200	$1.09	23d	1	0.49mi
1331 Elm St Burlington, NC	3.0	1.0	950	$1,475	$1.55	23d	1	0.70mi
317 Caswell St Unit 2 Burlington, NC	1.0	1.0	650	$750	$1.15	23d	1	0.73mi
1322 Elm St Burlington, NC	3.0	1.5	848	$1,550	$1.83	15d	1	0.76mi
1106 Attica St Burlington, NC	3.0	2.0	1500	$1,750	$1.17	15d	1	1.00mi
1013 Attica St Burlington, NC	2.0	1.0	855	$1,245	$1.46	15d	1	1.03mi
143 Emerson Point Dr Elon, NC	2.0	2.0	1110	$1,400	$1.26	15d	1	1.08mi
1128 Ava St Burlington, NC	2.0	1.0	900	$1,200	$1.33	15d	1	1.12mi
654 Lakeside Ave Unit 654 Burlington, NC	2.0	1.0	830	$1,125	$1.36	15d	1	1.20mi
302 Campus Walk Trl #201 Elon, NC	3.0	3.0	1500	$1,600	$1.07	15d	1	1.23mi
100 Campus Walk Trl Rm 3 Elon, NC	1.0	1.0	—	$575	—	15d	1	1.24mi
929 E Haggard Ave Elon, NC	2.0	1.0	1088	$1,575	$1.45	23d	1	1.24mi
102 Campus Walk Trl Rm 3 Elon, NC	1.0	1.0	—	$575	—	15d	1	1.26mi
1000 Camden St Burlington, NC	2.0	1.0	600	$1,095	$1.82	15d	1	1.31mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	23d	1	1.34mi
917 E Haggard Ave Elon, NC	2.0	1.0	—	$1,225	—	15d	1	1.34mi
1515 Woodland Ave Burlington, NC	3.0	2.0	1101	$1,500	$1.36	15d	1	1.47mi
1121 Jackson St Burlington, NC	2.0	1.0	—	$995	—	23d	1	1.47mi

Listing history 14 events

1. 2026-06-22
   days on market $279,900 Active 17 DOM
2. 2026-06-19
   days on market $279,900 Active 15 DOM
3. 2026-06-18
   days on market $279,900 Active 14 DOM
4. 2026-06-17
   days on market $279,900 Active 13 DOM
5. 2026-06-16
   days on market $279,900 Active 12 DOM
6. 2026-06-15
   days on market $279,900 Active 11 DOM
7. 2026-06-14
   days on market $279,900 Active 9 DOM
8. 2026-06-13
   days on market $279,900 Active 8 DOM
9. 2026-06-10
   days on market $279,900 Active 6 DOM
10. 2026-06-09
    days on market $279,900 Active 5 DOM
11. 2026-06-08
    days on market $279,900 Active 4 DOM
12. 2026-06-07
    days on market $279,900 Active 3 DOM
13. 2026-06-05
    remarks 359-char remark
14. 2026-06-05
    listed $279,900 Active 1 DOM

ⓘ 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 5/10 Major 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,492
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$8,143
• Taxable loss: −$3,806
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $1,790/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and updates to its roof, siding, flooring, interior walls, HVAC, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential leaks.
• Major siding — The siding is visibly worn and may need repainting or replacement.
• Major flooring — The exterior flooring is in poor condition and may need repair or replacement.
• Major interior walls/paint — The interior walls and paint are in poor condition and may need repainting.
• Major HVAC/mechanicals — The HVAC units appear old and may need replacement or repair.
• Major landscaping — The landscaping is overgrown and requires trimming and maintenance to improve curb appeal.

Value-add opportunities

• Both roof replacement — Replacing the roof would significantly improve the home's condition and appeal.
• Both siding and painting — Updating the siding and painting would enhance the home's curb appeal and value.
• Both HVAC replacement — Replacing the HVAC units would improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping and curb appeal — Trimming and maintaining the landscaping would improve the home's curb appeal and attract potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential leaks.	Major	$15,000–50,000
siding · The siding is visibly worn and may need repainting or replacement.	Major	$15,000–50,000
flooring · The exterior flooring is in poor condition and may need repair or replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint are in poor condition and may need repainting.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC units appear old and may need replacement or repair.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and requires trimming and maintenance to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would significantly improve the home's condition and appeal. ↑
• Both siding and painting — Updating the siding and painting would enhance the home's curb appeal and value. ↑
• Both HVAC replacement — Replacing the HVAC units would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and curb appeal — Trimming and maintaining the landscaping would improve the home's curb appeal and attract potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Glen Raven

• Score: 62/100
• State rank: #440
• US rank: #16208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Raven, NC
• County: Alamance County · 173,369 people
• Metro: Burlington, NC
• Population (ZIP): 41,406
• Household income: $51,950
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1040.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Black 29% Hispanic / Latino 29% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.45%
• Current HPI: 259.8107
• Rent YoY: ▲ 1.06%
• Metro: Burlington, 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

+201.3% since first listed

9 events — show timeline

• 2026-06-04 Listed $279,900 Triad MLS
• 2008-11-21 Listing Removed — TMLS
• 2007-12-11 Listed $129,900 TMLS
• 2007-11-21 Listing Removed — TMLS
• 2007-05-21 Listed $125,000 TMLS
• 2005-02-28 Listing Removed — TMLS
• 2004-11-13 Listed $159,900 TMLS
• 2002-08-15 Listing Removed — TMLS
• 2002-02-15 Listed $92,900 TMLS