1635 Greenbriar Rd · Durham, NC 27701

$190,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 23 Days on market

Built 1958 10,454 sqft lot Est $241k · 21% 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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity in a convenient Durham location. This 3-bedroom, 1-bath home has been used as a rental for several years and is ready for its next chapter. The property is in need of updating, making it a strong option for an investor, renovation buyer, or owner-occupant looking to add value over time. The home offers a practical single-level layout and is located near Downtown Durham, Duke University, Duke Hospital, RTP, shopping, dining, and everyday conveniences. With easy access to major routes including NC-147/Durham Freeway, I-885, I-85, and US-70, commuting throughout Durham and the greater Triangle area is convenient. This property is being offered with renovation potential an

Key facts

• Near duke university
• Near shopping
• Near duke hospital

Tags

• SINGLE-LEVEL LAYOUT
• NEAR DOWNTOWN DURHAM
• NEAR DUKE UNIVERSITY
• NEAR DUKE HOSPITAL
• NEAR RTP
• NEAR SHOPPING

Property features AI

Finance

• Other: Zoned R-5
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level
• Construction: Vinyl siding construction; Site built
• Exterior features: Shingle roof; Lot roughly 0.24 acres (publicly maintained road access)

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vinyl and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $50 ($604/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 $168k (11.4% below list).
• Recommended offer: $168k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in Durham — 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 81/100 on livability (#15 in NC, #1,411 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Durham Public Schools (urban): math 29% / reading 39% proficiency, ranked #132 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holt Elementary (math 10% / reading 26%, grade F, #1,280 of 1,410 statewide, top 91%, 636 students, 83% FRL); Lucas Middle (math 17% / reading 27%, grade F, #416 of 475 statewide, top 89%, 371 students, 70% FRL); Northern High (math 30% / reading 35%, grade F, #441 of 535 statewide, top 83%, 1,308 students, 64% FRL).
• Market conditions: Rents rising (+3.2%/yr); 198 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Durham County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,422 (11.4% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $241,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 Juniper St	0.30mi	3/1.0	1,022 (+8%)	3mo	$163,750	$160	71
1107 N Hyde Park Ave	0.65mi	3/1.0	960 (+1%)	7mo	$299,500	$312	62
1116 Delano St	0.61mi	3/1.0	990 (+4%)	3mo	$222,000	$224	62
1522 London Cir	0.14mi	2/1.0 (-1)	826 (-13%)	6mo	$257,500	$312	61
1613 Kilmer Ter	0.23mi	2/1.0 (-1)	845 (-11%)	10mo	$249,000	$295	57
1309 N Hyde Park Ave	0.53mi	3/1.0	875 (-8%)	7mo	$175,000	$200	56
1112 N Driver St	0.49mi	2/1.0 (-1)	1,036 (+9%)	4mo	$268,500	$259	54
1147 Delano St	0.59mi	3/1.0	1,067 (+12%)	2mo	$250,000	$234	50
1402 Robinhood Rd	0.26mi	2/1.0 (-1)	808 (-15%)	11mo	$264,500	$327	49
2013 Aiken Ave	0.72mi	3/2.0	1,008 (+6%)	6mo	$250,000	$248	48
1121 Raynor St	0.64mi	3/2.0	1,062 (+12%)	5mo	$270,000	$254	42
919 Chester St	0.74mi	2/1.0 (-1)	855 (-10%)	9mo	$200,000	$234	36

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-27,153
• Equity at exit: $28,330

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,745
• Equity at exit: $16,428

Cash invested: $53,200 (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 27701

• Rents YoY: 3.2%
• Active inventory: 198
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$996
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $50

Break-even live

Break-even rent $1,621

Max offer price $190,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $104	+0% $50	+5% $-3	+10% $-57
Rent	-10% $-83	-5% $-16	+0% $50	+5% $117	+10% $183
Rate	-1.0pp $146	-0.5pp $99	base $50	+0.5pp $1	+1.0pp $-49

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 London Cir Durham, NC	3.0	1.0	1118	$1,650	$1.48	25d	1	0.17mi
1609 Evergreen St Durham, NC	2.0	1.0	1051	$1,695	$1.61	23d	1	0.44mi
1237 Naples Pl Durham, NC	1.0–4.0	1.0–2.0	995	$1,567	$1.57	13d	1	0.46mi
916 Fiske St Unit A Durham, NC	2.0	1.0	800	$1,050	$1.31	25d	1	0.59mi
910 Fiske St Unit B Durham, NC	2.0	1.0	750	$1,025	$1.37	25d	1	0.61mi
1600 N Alston Ave Unit C Durham, NC	2.0	1.0	800	$1,150	$1.44	15d	1	0.66mi
518 N Hardee St Durham, NC	1.0–2.0	1.0–1.5	665	$1,299	$1.95	25d	1	0.67mi
2011 Aiken Ave Durham, NC	3.0	2.0	1120	$1,595	$1.42	25d	1	0.70mi
607 Dowd St Durham, NC	2.0	1.0	720	$1,550	$2.15	25d	1	0.83mi
1828 Liberty St Unit B Durham, NC	2.0	1.0	1100	$1,450	$1.32	15d	1	0.96mi
721 Liberty St Unit C Durham, NC	2.0	1.0	800	$1,495	$1.87	25d	1	1.11mi
506 Gurley St Unit A Durham, NC	2.0	1.0	775	$1,300	$1.68	15d	1	1.11mi
208 Gray Ave Apt 4H Durham, NC	2.0	1.0	800	$1,250	$1.56	25d	1	1.20mi
200 W Geer St Unit 200-C Durham, NC	2.0	1.0	850	$1,400	$1.65	15d	1	1.25mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	25d	1	1.36mi
311 W Corporation St Durham, NC	2.0	1.0–2.0	691	$3,505	$5.07	23d	5	1.41mi
311 W Corporation St Unit 3-201 Durham, NC	2.0	2.0	985	$3,355	$3.41	25d	1	1.41mi
815 Madison St Durham, NC	2.0	1.0–2.0	859	$2,854	$3.32	23d	5	1.41mi
406 Green St Durham, NC	2.0	1.0	912	$1,990	$2.18	25d	1	1.41mi
321 W Corporation St Durham, NC	2.0	2.0	977	$2,530	$2.59	15d	1	1.42mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	15d	55	1.44mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	15d	40	1.45mi
620 Foster St Durham, NC	2.0	1.0–2.0	888	$3,303	$3.72	15d	43	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $190,000 Active 23 DOM
2. 2026-06-18
   status $190,000 Active 20 DOM
3. 2026-06-09
   status $190,000 Pending 20 DOM
4. 2026-06-08
   days on market $190,000 Active 20 DOM
5. 2026-06-07
   pricedays on market $190,000 Active 19 DOM
6. 2026-06-05
   days on market $250,000 Active 16 DOM
7. 2026-06-03
   days on market $250,000 Active 15 DOM
8. 2026-06-02
   days on market $250,000 Active 14 DOM
9. 2026-06-01
   days on market $250,000 Active 13 DOM
10. 2026-05-31
    days on market $250,000 Active 12 DOM
11. 2026-05-30
    days on market $250,000 Active 11 DOM
12. 2026-05-18
    listed $250,000 Active

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,456 · $205/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,211
• − Mortgage interest: −$10,643
• − Property taxes: −$2,456
• − Insurance: −$950
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,527
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $1,228/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: Durham Public Schools
• NCES district ID: 3701260
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $52,143
• Composite: 29.69/100
• National rank: #6457
• State rank: #132 of 178 in NC

Livability — Durham

• Score: 81/100
• State rank: #15
• US rank: #1411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durham, NC
• County: Durham County · 288,747 people
• City population: 288,747
• Metro: Durham-Chapel Hill, NC
• Population (ZIP): 24,793
• Household income: $69,740
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 1402.0

Population outlook (Durham County) Hauer SSP2

• Today (2025): 368,962 people
• By 2030: 402,686 · +9.1%
• By 2040: 468,677 · +27.0%
• By 2050: 531,727 · +44.1%
• By 2075: 660,446 · +79.0%
• By 2100: 739,971 · +100.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Durham

• 2024 margin: Solid D (+61.9) · D 80.2% · R 18.2% · Other 1.6%
• 2008→2024 swing: +10.0pp toward D · 2008: 51.9pp · 2024: 61.9pp
• All cycles: 2024: D+61.9 2020: D+62.4 2016: D+60.4 2012: D+52.7 2008: D+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -272.19%
• Current HPI: 347.5371
• Rent YoY: ▲ 3.25%
• Metro: Durham-Chapel Hill, 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

1 event — show timeline

• 2026-05-18 Listed $250,000 TMLS

Property tax history

+6.6%/yr

Latest (2025): $2,456 · +78.7% YoY. Source: county tax records.