584 Barrington Row Ave · Zebulon, NC 27597

$264,990

3 bd · 2.5 ba · 1,664 sqft · Townhouse · 28 Days on market

Built 2025 2,614 sqft lot Est $285k · 7% under $169/mo HOA · 8% of rent

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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 +11.3/30.0
• ARV discount +10.6/15.0
• Schools +4.9/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is MOVE IN READY! Looking for PRIVACY and a yard you can FENCE? Our popular Hertford plan with TREE VIEW available with thoughtful layout, great bedroom size and FRIDGE, WASHER, DRYER, BLINDS included at a price and incentive package that can't be beat as we close out the current phase. Inside, enjoy an OPEN floor plan with kitchen ISLAND. While electric stove comes with the home, you can switch it for GAS in the future as there's already a gas line behind it. The included microwave vents out, keeping your house fresh and with top air quality. Upstairs your primary bedroom overlooks the TREES giving you a daily sense of peace. Your en-suite bathroom features a large walk-in shower

Key facts

• Junior olympic pool
• Open floor plan
• Dual vanity

Tags

• OPEN FLOOR PLAN
• KITCHEN ISLAND
• GAS LINE
• WALK IN SHOWER
• DUAL VANITY
• JUNIOR OLYMPIC POOL

Property features AI

Finance

• Other: Zoning: R-13; Lot approximately 0.06 acres
• HOA & community: Homeowners association managed by Professional Properties Management (PPM); Monthly association fee of $88; HOA covers insurance and grounds maintenance; Community amenities: pool, park, clubhouse, sidewalks, street lights, playground, sport court

Exterior

• Parking: Attached garage (1 space); Additional open parking (1 space); 2 total parking spaces
• Utilities: Public water; Public sewer; Natural gas connected; Cable connected; Sewer connected; Water connected
• Home design: Townhouse; Two stories
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Public maintained paved asphalt road; Sidewalks; Street lights; Park; Playground; Pool; Clubhouse; Recreation facilities; Sport court; Parking

Interior

• Kitchen: Dishwasher; Gas range; Range hood; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning
• Interior features: Blinds; 1 common wall
• Laundry & utility: Washer and dryer included; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.3% below list).
• Recommended offer: $206k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Zebulon — 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 66/100 on livability (#264 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, schools D-, amenities 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.
• Market conditions: Rents rising (+1.5%/yr); 657 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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.
• 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 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $206,002 (22.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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 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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $284,544
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Putney Hill Rd	0.17mi	3/2.5	1,695 (+2%)	3mo	$278,000	$164	86
540 Barrington Row Avenue Ave	0.07mi	3/2.5	1,761 (+6%)	11mo	$302,000	$171	78
524 Barrington Row Ave #279	0.11mi	3/2.5	1,644 (-1%)	23mo	$284,000	$173	74
509 Eversden Dr	0.18mi	3/2.5	1,761 (+6%)	14mo	$299,990	$170	70

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-52,094
• Equity at exit: $39,511

10-year hold

• IRR: -17.0%
• Equity multiple: 0.12×
• Total profit: $-65,291
• Equity at exit: $22,911

Cash invested: $74,197 (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 27597

• Home prices YoY: -30.1%
• Rents YoY: 1.5%
• Active inventory: 657
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$110
• HOA: −$169
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-96

Break-even live

Break-even rent $2,182

Max offer price $247,971

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-21	+0% $-96	+5% $-171	+10% $-246
Rent	-10% $-259	-5% $-178	+0% $-96	+5% $-15	+10% $66
Rate	-1.0pp $37	-0.5pp $-29	base $-96	+0.5pp $-165	+1.0pp $-235

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Spellbrook Rd Zebulon, NC	3.0	3.0	1744	$1,950	$1.12	24d	1	0.07mi
713 Hadstock Path Zebulon, NC	3.0	3.0	1700	$1,745	$1.03	4d	1	0.25mi
508 Turning Lake Dr Zebulon, NC	3.0	2.0	1508	$1,890	$1.25	24d	1	0.78mi
305 Turning Lake Dr Zebulon, NC	3.0	2.5	1800	$1,950	$1.08	24d	1	0.86mi
201 Rustling Way Zebulon, NC	3.0	2.5	1840	$1,869	$1.02	22d	1	1.06mi
357 Gourd St Zebulon, NC	3.0	2.5	1915	$1,850	$0.97	15d	1	1.09mi
608 Frosty Way Zebulon, NC	3.0	2.0	1915	$1,895	$0.99	13d	1	1.20mi
608 Frosty Way Zebulon, NC	3.0	2.0	1915	$1,895	$0.99	24d	1	1.20mi
229 Brisk Dr Zebulon, NC	3.0	2.0	1522	$1,800	$1.18	24d	1	1.24mi

HOA detail

• Monthly dues: $169 · $2,028/yr
• Likely covers: gaselectric

Listing history 12 events

1. 2026-06-19
   price $264,990 Active 28 DOM
2. 2026-06-18
   days on market $285,137 Active 28 DOM
3. 2026-06-17
   days on market $285,137 Active 27 DOM
4. 2026-06-16
   days on market $285,137 Active 26 DOM
5. 2026-06-15
   days on market $285,137 Active 25 DOM
6. 2026-06-13
   days on market $285,137 Active 23 DOM
7. 2026-06-13
   days on market $285,137 Active 22 DOM
8. 2026-06-09
   days on market $285,137 Active 19 DOM
9. 2026-06-08
   days on market $285,137 Active 18 DOM
10. 2026-06-07
    statusdays on market $285,137 Active 17 DOM
11. 2026-05-09
    listed $285,137 Active
12. 2025-05-30
    soldstatus $1,889,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$1,516/yr (+$126/mo · 231.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $24,720
• − Mortgage interest: −$14,844
• − Property taxes: −$656
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$2,028
• − Depreciation: −$7,709
• Taxable loss: −$5,797
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $235/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 — Zebulon

• Score: 66/100
• State rank: #264
• US rank: #11505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zebulon, NC
• County: Wake County · 1,216,256 people
• City population: 30,184
• Metro: Raleigh-Cary, NC
• Population (ZIP): 30,184
• Household income: $84,625
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 592.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 24% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 3% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12%

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: ▼ -94.86%
• Current HPI: 220.7242
• Rent YoY: ▲ 1.54%
• 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

-84.9% since first listed

2 events — show timeline

• 2026-05-09 Listed $285,137 TMLS
• 2025-05-30 Sold (Public Records) $1,889,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $656 · +0.3% YoY. Source: county tax records.