719 Holloway St · Durham, NC 27701

$260,000

4 bd · 2.0 ba · 2,019 sqft · Other public records · 1 Days on market

Built 1981 0.43 ac lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

719 Holloway Street presents a value-add duplex opportunity in a rapidly growing Durham corridor. The property consists of two identical 2-bedroom, 1-bathroom units and will be delivered fully vacant, allowing an investor to lease both units at market rents. Estimated rents are approximately $1,200 per month per unit. The duplex was recently relocated to the site (permit available in documents) and placed on a new foundation, with additional improvements including new decks and a freshly painted exterior. With major exterior work already completed, ownership can focus on minor interior improvements and lease-up to create value. Located in the path of progress, the property offers attractive

Key facts

• New foundation
• New decks
• Two identical units

Tags

• VALUE-ADD DUPLEX OPPORTUNITY
• TWO IDENTICAL UNITS
• NEW FOUNDATION
• NEW DECKS
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Lot size approximately 0.43 acres
• Financial info: Two total units; Tenants pay electricity and water; Owner pays: see remarks
• HOA & community: No association

Exterior

• Parking: 2 open parking spaces; Shared driveway
• Utilities: Public water; Public sewer
• Home design: Duplex; One level
• Construction: Wood siding construction
• Exterior features: Shingle roof; Wood siding

Interior

• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall unit cooling
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 10.2% 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: schools D+, 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.
• Market conditions: Rents rising (+3.2%/yr); 197 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• At $3,125/mo this rent would consume 54% of the median local household income ($70k/yr) (locally 1402% 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.
• Durham County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $260,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $12,689
• Equity at exit: $38,767

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $83,703
• Equity at exit: $22,480

Cash invested: $72,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,125 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $849

Break-even live

Break-even rent $2,050

Max offer price $260,000

Occupancy floor 68%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 N Alston Ave Durham, NC	4.0	2.5	1660	$2,350	$1.42	23d	1	0.36mi
809 Drew St Durham, NC	3.0	2.0	2192	$3,000	$1.37	23d	1	0.44mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	13d	40	0.46mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	13d	29	0.67mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	21d	30	0.69mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	13d	21	0.70mi
104 N Hyde Park Ave Durham, NC	3.0	2.5	1980	$3,900	$1.97	23d	1	0.73mi
211 Hargrove St Unit 1300731P Durham, NC	3.0	3.0	2131	$5,298	$2.49	13d	1	0.81mi
511 S Mangum St Durham, NC	3.0	1.0–2.0	1159	$4,115	$3.55	13d	29	0.83mi
214 N Guthrie Ave Unit A Durham, NC	3.0	2.5	1586	$1,700	$1.07	13d	1	0.84mi
1602 Juniper St Unit B Durham, NC	4.0	3.0	1754	$2,800	$1.60	23d	1	0.85mi
1602 Juniper St Unit A Durham, NC	3.0	2.5	1688	$2,400	$1.42	23d	1	0.85mi
114 N Guthrie Ave Durham, NC	4.0	3.0	1877	$2,450	$1.31	23d	1	0.87mi
207 Dacian Ave Durham, NC	4.0	3.5	2647	$6,250	$2.36	23d	1	0.98mi
701 Washington St Durham, NC	1.0–3.0	1.0–2.0	996	$5,241	$5.26	13d	214	1.05mi
605 W Main St Durham, NC	3.0	1.0–2.0	977	$3,628	$3.71	13d	48	1.10mi
1006 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	1.12mi
1008 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	1.13mi
910 Scout Dr Durham, NC	3.0	2.5	1508	$4,000	$2.65	23d	1	1.18mi
900 Dacian Ave Unit B Durham, NC	3.0	2.0	1550	$2,595	$1.67	23d	1	1.34mi
1114 South St Durham, NC	3.0	2.5	1418	$3,000	$2.12	23d	1	1.34mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $260,000 Active 1 DOM

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$360/yr (+$30/mo · 20.3%)

ⓘ 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: $37,501
• − Mortgage interest: −$14,564
• − Property taxes: −$1,772
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$7,564
• Taxable income: $6,301
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $8,680/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

• 2026-06-18 Listed $260,000 TMLS

Property tax history

+8.8%/yr

Latest (2025): $1,772 · -12.2% YoY. Source: county tax records.