4125 Landover Ln · Raleigh, NC 27616

$200,000

4 bd · 3.0 ba · 2,620 sqft · SingleFamily public records · 15 Days on market

Built 1985 1.32 ac lot

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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).

• Cash flow +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLERS HAVE TENTATIVELY ACCEPTED OFFER. WAITING ON SIGNED DOCUMENTS. Buyers will love the location of this property with no HOA. Large lot with many possibilities for upgrades and changes. Property is being sold ''as is''. The square footage could not be measured precisely due to condition. All persons entering for showings must sign Hold Harmless Agreement. In document tab. Sign agreement for all person and text photo o Agent phone. Text photo of pocket card as well. All offers must be submitted at website. Agents must register as a User, enter the property address, and click on ''Start Offer''. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978,

Key facts

• 1.32 acre lot
• 4 parking spots
• Built 1985

Property features AI

Finance

• Other: Property identification and location: 4125 Landover Ln, Raleigh, NC 27616
• HOA & community: No association

Exterior

• Parking: Driveway and off-street parking; Space for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Site-built home; Two levels; Property listed as fixer condition; R-4 zoning
• Construction: Wood siding; Combination foundation; Architectural shingle roof; Built on a 1.32-acre lot
• Exterior features: Natural vegetation; No fencing; No exterior special features listed

Interior

• Kitchen: Built-in gas oven; Built-in gas range
• Bedrooms: 4 bedrooms (2 on the main level)
• Flooring: Hardwood flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Dual (two-zone) cooling
• Interior features: Bathtub/shower combination; Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Forestville Road Elementary (math 16% / reading 31%, grade F, #1,160 of 1,410 statewide, top 83%, 494 students, 79% FRL); Neuse River Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 908 students, 77% FRL); Knightdale High (math 15% / reading 50%, grade F, #441 of 535 statewide, top 83%, 1,702 students, 63% FRL) — zoned schools average 73% FRL vs 30% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 56% district-wide (-29 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 rising (+1.8%/yr); 435 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $197,000 (1.5% below list)

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 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?
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: 1.12% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $529,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4042 Landover Ln	0.17mi	3/2.0 (-1)	2,496 (-5%)	2mo	$385,000	$154	74
5204 William And Mary	0.38mi	4/3.0	2,479 (-5%)	13mo	$500,000	$202	63

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 · 1.79% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-9,091
• Equity at exit: $29,821

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $14,831
• Equity at exit: $17,292

Cash invested: $56,000 (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 27616

• Home prices YoY: -26.6%
• Rents YoY: 1.8%
• Active inventory: 435
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $408

Break-even live

Break-even rent $1,732

Max offer price $200,000

Occupancy floor 77%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5305 Stream Stone Way Raleigh, NC	3.0	3.0	1763	$1,895	$1.07	23d	1	0.40mi
6322 Perry Creek Rd #1352 Raleigh, NC	3.0	3.5	1782	$2,000	$1.12	23d	1	0.76mi
5411 Wallace Martin Way Raleigh, NC	4.0	3.0	1822	$1,995	$1.09	23d	1	0.84mi
8843 Elizabeth Dr Raleigh, NC	3.0	2.5	2547	$2,100	$0.82	12d	1	0.85mi
6616 Pathfinder Way Unit 1 Raleigh, NC	4.0	2.5	1961	$2,100	$1.07	3d	1	0.90mi
6027 Kayton St Raleigh, NC	3.0	3.5	1850	$1,995	$1.08	16d	1	0.95mi
3973 White Kestrel Dr Raleigh, NC	4.0	2.5	2176	$2,250	$1.03	23d	1	0.98mi
3545 Massey Ridge Ct Raleigh, NC	4.0	2.5	2400	$2,250	$0.94	23d	1	0.99mi
6126 Kayton St Raleigh, NC	3.0	3.5	1822	$1,995	$1.09	12d	1	1.03mi
3604 Massey Ridge Ct Raleigh, NC	5.0	4.0	2732	$2,424	$0.89	23d	1	1.11mi
7553 Poplar Meadow Ln Raleigh, NC	4.0	2.5	2335	$2,379	$1.02	23d	1	1.12mi
3813 Sapphire Ridge Ct Raleigh, NC	5.0	4.0	2732	$2,424	$0.89	23d	1	1.14mi
4100 Sierra Pelona Dr Raleigh, NC	4.0	3.0	2134	$2,400	$1.12	23d	1	1.16mi
2521 Salt River Ln Raleigh, NC	3.0	2.5	1924	$2,195	$1.14	10d	1	1.18mi
3016 Sandy Bluff Rd Raleigh, NC	5.0	4.0	3037	$2,590	$0.85	21d	1	1.33mi
3253 Groveshire Dr Raleigh, NC	3.0	2.5	2948	$2,405	$0.82	12d	1	1.36mi

Listing history 23 events

1. 2026-05-09
   listed $200,000 Active
2. 2024-08-12
   status Pending
3. 2024-08-12
   historical
4. 2024-06-18
   listed $350,000 Active
5. 2024-04-10
   historical
6. 2024-03-29
   price $425,000
7. 2024-03-29
   listed $500,000 Active
8. 2023-11-29
   price $39,500
9. 2012-08-07
   soldstatus $150,000
10. 2012-08-07
    soldstatus $150,000
11. 2012-02-07
    historical
12. 2011-11-09
    listed $138,000
13. 2011-11-09
    listed $138,000
14. 2006-10-19
    historical
15. 2006-05-19
    listed $250,000
16. 2000-02-25
    soldstatus $171,000
17. 2000-02-25
    soldstatus $171,000
18. 2000-02-25
    soldstatus $171,000
19. 2000-01-31
    price $189,500
20. 1999-10-18
    listed $189,500
21. 1999-10-18
    listed $189,500
22. 1991-04-19
    soldstatus $125,000
23. 1988-12-19
    soldstatus $146,000

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,982
• − Mortgage interest: −$11,203
• − Property taxes: −$2,832
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$5,818
• Taxable income: $1,812
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $4,463/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

• County: Wake County · 1,216,256 people
• City population: 569,344
• Metro: Raleigh-Cary, NC
• Population (ZIP): 63,520
• Household income: $83,565
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2647.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 38% White 31% Hispanic / Latino 20% Two or more races 12% Asian 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 20% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

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: ▼ -81.35%
• Current HPI: 224.0782
• Rent YoY: ▲ 1.79%
• 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

+37.0% since first listed

23 events — show timeline

• 2026-05-09 Listed $200,000 TMLS
• 2024-08-12 Pending — TMLS
• 2024-08-12 Listing Removed — TMLS
• 2024-06-18 Listed $350,000 TMLS
• 2024-04-10 Listing Removed — TMLS
• 2024-03-29 Price Changed $425,000 TMLS
• 2024-03-29 Listed $500,000 TMLS
• 2023-11-29 Price Changed $39,500 TMLS
• 2012-08-07 Sold (MLS) $150,000 AMLSNC
• 2012-08-07 Sold (MLS) $150,000 TMLS
• 2012-02-07 Listing Removed — TMLS
• 2011-11-09 Listed $138,000 AMLSNC
• 2011-11-09 Listed $138,000 TMLS
• 2006-10-19 Listing Removed — TMLS
• 2006-05-19 Listed $250,000 TMLS
• 2000-02-25 Sold (Public Records) $171,000 Public Records
• 2000-02-25 Sold (MLS) $171,000 AMLSNC
• 2000-02-25 Sold (MLS) $171,000 TMLS
• 2000-01-31 Price Changed $189,500 TMLS
• 1999-10-18 Listed $189,500 AMLSNC
• 1999-10-18 Listed $189,500 TMLS
• 1991-04-19 Sold (Public Records) $125,000 Public Records
• 1988-12-19 Sold (Public Records) $146,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,832 · +14.6% YoY. Source: county tax records.