1405 N Hyde Park Ave · Durham, NC 27701

$258,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 39 Days on market

Built 1963 6,098 sqft lot Est $262k · at est.

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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).

• Cash flow +8.1/30.0
• ARV discount +8.0/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into move-in ready charm with this fully renovated, 3 Bedroom 1 Bath all-brick ranch located in the heart of Durham's desirable Hyde Park area. Meticulously updated from top to bottom, this single-level home now offers three bedrooms and one pristine full bath, blending classic curb appeal with modern finishes and a thoughtful open flow. Highlights you'll love: All-brick exterior with new roof -- timeless, low-maintenance curb appeal Completely remodeled interior -- new flooring, fresh paint, modern trim, and upgraded lighting throughout Gourmet-style kitchen -- brand-new cabinetry, quartz countertops, stainless steel appliances, and a roomy workspace for cooking and entertaining L

Key facts

• Quartz countertops
• Brand new cabinetry
• All brick exterior

Tags

• ALL BRICK EXTERIOR
• NEW ROOF
• COMPLETELY REMODELED INTERIOR
• GOURMET STYLE KITCHEN
• BRAND NEW CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Property located in Durham County, postal code 27701
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level
• Construction: Brick construction; Brick/mortar foundation; Architectural shingle roof; Built as site-built structure
• Exterior features: Lot approximately 0.14 acres; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Forced air; Gas pack (natural gas); Central air conditioning (electric)
• Interior features: Dishwasher; Electric range; Microwave; Ceramic tile flooring; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (32.2% below list).
• Recommended offer: $175k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 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); 197 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $8k 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 39 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $120k; list at $259k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $175,482 (32.2% 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 39 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 N Hyde Park Ave	0.05mi	3/1.0 (+1)	875 (+4%)	7mo	$175,000	$200	80
919 Chester St	0.30mi	2/1.0	855 (+2%)	9mo	$200,000	$234	75
1522 London Cir	0.40mi	2/1.0	826 (-2%)	6mo	$257,500	$312	73
1402 Robinhood Rd	0.33mi	2/1.0	808 (-4%)	11mo	$264,500	$327	70
1613 Kilmer Ter	0.45mi	2/1.0	845 (+1%)	10mo	$249,000	$295	70
1513 Fairfax Rd	0.41mi	2/1.0	821 (-2%)	11mo	$257,400	$314	68
1804 N Alston Ave	0.47mi	2/1.0	843 (+0%)	13mo	$332,000	$394	67
1114 N Guthrie Ave	0.48mi	2/1.0	835 (-1%)	17mo	$260,000	$311	63
1611 Robinhood Rd	0.46mi	2/2.0	850 (+1%)	12mo	$140,000	$165	62
1107 N Hyde Park Ave	0.22mi	3/1.0 (+1)	960 (+14%)	6mo	$299,500	$312	55
1712 Rosetta Dr	0.53mi	2/1.0	734 (-13%)	11mo	$280,000	$381	45
1207 Wall St	0.75mi	2/1.0	916 (+9%)	12mo	$155,000	$169	40

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-57,473
• Equity at exit: $38,603

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-68,963
• Equity at exit: $22,385

Cash invested: $72,492 (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: 197
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-250

Break-even live

Break-even rent $2,071

Max offer price $214,815

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-176	+0% $-250	+5% $-323	+10% $-396
Rent	-10% $-388	-5% $-319	+0% $-250	+5% $-180	+10% $-111
Rate	-1.0pp $-119	-0.5pp $-184	base $-250	+0.5pp $-317	+1.0pp $-385

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 N Alston Ave Unit C Durham, NC	2.0	1.0	800	$1,150	$1.44	15d	1	0.26mi
607 Dowd St Durham, NC	2.0	1.0	720	$1,550	$2.15	24d	1	0.35mi
1516 London Cir Durham, NC	3.0	1.0	1118	$1,650	$1.48	24d	1	0.39mi
1609 Evergreen St Durham, NC	2.0	1.0	1051	$1,695	$1.61	22d	1	0.44mi
910 Fiske St Unit B Durham, NC	2.0	1.0	750	$1,025	$1.37	24d	1	0.57mi
916 Fiske St Unit A Durham, NC	2.0	1.0	800	$1,050	$1.31	24d	1	0.57mi
600 N Hyde Park Ave Unit A Durham, NC	1.0	1.0	570	$1,000	$1.75	24d	1	0.58mi
506 Gurley St Unit A Durham, NC	2.0	1.0	775	$1,300	$1.68	15d	1	0.59mi
721 Liberty St Unit C Durham, NC	2.0	1.0	800	$1,495	$1.87	24d	1	0.60mi
905 Bunn Ter Durham, NC	1.0	1.0	560	$875	$1.56	24d	1	0.68mi
208 Gray Ave Apt 4H Durham, NC	2.0	1.0	800	$1,250	$1.56	24d	1	0.72mi
807 E Main St Durham, NC	1.0	1.0	1000	$1,695	$1.70	24d	2	0.78mi
200 W Geer St Unit 200-C Durham, NC	2.0	1.0	850	$1,400	$1.65	15d	1	0.84mi
1828 Liberty St Unit B Durham, NC	2.0	1.0	1100	$1,450	$1.32	15d	1	0.92mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$2,920	$2.91	15d	40	0.93mi
1237 Naples Pl Durham, NC	1.0–4.0	1.0–2.0	995	$1,233	$1.24	12d	1	0.94mi
311 W Corporation St Durham, NC	2.0	1.0–2.0	691	$3,505	$5.07	22d	5	0.96mi
311 W Corporation St Unit 3-201 Durham, NC	2.0	2.0	985	$3,355	$3.41	24d	1	0.96mi
321 W Corporation St Durham, NC	2.0	2.0	977	$2,530	$2.59	15d	1	0.97mi
815 Madison St Durham, NC	2.0	1.0–2.0	859	$2,854	$3.32	22d	5	0.98mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$2,934	$3.26	15d	55	1.00mi
518 N Hardee St Durham, NC	1.0–2.0	1.0–1.5	665	$1,299	$1.95	24d	1	1.01mi
201 Raynor St Durham, NC	1.0	1.0	600	$1,150	$1.92	24d	1	1.02mi
103 Young Ave Durham, NC	1.0	1.0	600	$945	$1.57	24d	1	1.02mi
308 W Trinity Ave Unit 19 Durham, NC	1.0	1.0	595	$1,100	$1.85	15d	1	1.06mi
620 Foster St Durham, NC	2.0	1.0–2.0	888	$3,303	$3.72	15d	43	1.07mi
620 Foster St Unit 817 Durham, NC	1.0	1.0	578	$1,903	$3.29	22d	1	1.08mi
317 W Trinity Ave Unit J Durham, NC	1.0	1.0	575	$1,275	$2.22	24d	1	1.08mi
317 W Trinity Ave Unit C Durham, NC	1.0	1.0	575	$1,275	$2.22	22d	1	1.08mi
530 Foster St Durham, NC	2.0	1.0–2.0	918	$2,750	$3.00	15d	18	1.09mi
464 E Pettigrew St Durham, NC	2.0	2.0	1091	$2,786	$2.55	15d	1	1.11mi
545 Foster St Durham, NC	2.0	1.0–2.0	910	$2,722	$2.99	15d	2	1.12mi
110 N Corcoran St Durham, NC	1.0–2.0	1.0–2.0	1219	$4,594	$3.77	15d	8	1.12mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$2,510	$2.52	15d	29	1.15mi
406 Green St Durham, NC	2.0	1.0	912	$1,990	$2.18	24d	1	1.16mi
504 E Pettigrew St Durham, NC	2.0	1.0–2.0	1025	$2,219	$2.16	15d	35	1.16mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,255	$2.07	22d	30	1.16mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$2,454	$2.13	15d	21	1.17mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	24d	1	1.20mi
2011 Aiken Ave Durham, NC	3.0	2.0	1120	$1,595	$1.42	24d	1	1.23mi

Listing history 25 events

1. 2026-06-18
   days on market $258,900 Active 39 DOM
2. 2026-06-17
   days on market $258,900 Active 38 DOM
3. 2026-06-16
   days on market $258,900 Active 37 DOM
4. 2026-06-15
   days on market $258,900 Active 36 DOM
5. 2026-06-14
   pricedays on market $258,900 Active 34 DOM
6. 2026-06-10
   days on market $259,900 Active 31 DOM
7. 2026-06-09
   days on market $259,900 Active 30 DOM
8. 2026-06-08
   days on market $259,900 Active 29 DOM
9. 2026-06-07
   days on market $259,900 Active 28 DOM
10. 2026-06-05
    days on market $259,900 Active 25 DOM
11. 2026-06-03
    days on market $259,900 Active 24 DOM
12. 2026-06-02
    days on market $259,900 Active 23 DOM
13. 2026-06-01
    days on market $259,900 Active 22 DOM
14. 2026-05-31
    days on market $259,900 Active 21 DOM
15. 2026-05-30
    days on market $259,900 Active 20 DOM
16. 2026-05-10
    listed $259,900 Active
17. 2026-04-15
    historical
18. 2026-03-05
    listed $259,900 Active
19. 2026-01-22
    historical
20. 2025-11-14
    price $249,900
21. 2025-11-06
    price $259,900
22. 2025-10-20
    price $269,900
23. 2025-10-16
    price $274,900
24. 2025-10-03
    listed $279,900 Active
25. 2025-06-13
    soldstatus $120,000

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$80/yr (+$7/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $21,058
• − Mortgage interest: −$14,502
• − Property taxes: −$2,043
• − Insurance: −$1,294
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$7,532
• Taxable loss: −$7,683
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-1,151/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

+116.6% since first listed

10 events — show timeline

• 2026-05-10 Listed $259,900 TMLS
• 2026-04-15 Listing Removed — TMLS
• 2026-03-05 Listed $259,900 TMLS
• 2026-01-22 Listing Removed — TMLS
• 2025-11-14 Price Changed $249,900 TMLS
• 2025-11-06 Price Changed $259,900 TMLS
• 2025-10-20 Price Changed $269,900 TMLS
• 2025-10-16 Price Changed $274,900 TMLS
• 2025-10-03 Listed $279,900 TMLS
• 2025-06-13 Sold (Public Records) $120,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,043 · +370.9% YoY. Source: county tax records.