1304 Holloway St · Durham, NC 27701

$220,000

4 bd · 2.0 ba · 1,526 sqft · MultiFamily public records · 76 Days on market

Built 1940 6,098 sqft lot Est $233k · 6% under

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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 +29.4/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

1304 Holloway St, Durham, NC 27701 Great investment opportunity just minutes from downtown Durham! This duplex offers strong value-add potential with both units vacant and ready for improvements--ideal for investors or renovators. Unit A (1BR/1BA | 598 sq ft above-grade finished area) was updated in 2019-2020 and features newer flooring, an updated kitchen, and a refreshed bathroom. The unit may benefit from minor cosmetic updates to maximize rental potential. Unit B (1BR/1BA | 922 sq ft above-grade finished area) requires a full renovation and is currently not livable. With the right vision, this unit offers excellent upside and could potentially be reconfigured into a 2-bedroom, 1-bath

Key facts

• Value-add potential
• Refreshed bathroom
• Full renovation

Tags

• INVESTMENT OPPORTUNITY
• VALUE-ADD POTENTIAL
• UPDATED KITCHEN
• REFRESHED BATHROOM
• FULL RENOVATION
• SEPARATE ENTRANCES

Property features AI

Finance

• HOA & community: No association; no association amenities; No senior community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Duplex / Multi-family property; Multi/split levels; Total living area about 1,525
• Construction: Brick construction
• Exterior features: Shingle roof; Lot is approximately 0.14 acres; Zoned R-3; Publicly maintained road access

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Carpet and luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 1.0-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive. Per door: $389/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 30 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 $2,875/mo this rent would consume 49% 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 $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $233,478
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Cherry Grove St	0.51mi	4/2.0	1,500 (-2%)	5mo	$230,000	$153	69
1705 E Main St	0.65mi	4/2.0	1,500 (-2%)	5mo	$230,000	$153	62
1208 Eva St	0.11mi	3/2.0 (-1)	1,714 (+12%)	12mo	$226,500	$132	59
302 Raynor St	0.52mi	4/2.0	1,503 (-2%)	21mo	$290,000	$193	56

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $14,681
• Equity at exit: $32,803

10-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $79,723
• Equity at exit: $19,022

Cash invested: $61,600 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $778

Break-even live

Break-even rent $1,890

Max offer price $220,000

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1.0	1	$2,874
Total (2 units)			$2,875

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Hyde Park Ave Durham, NC	3.0	1.0	1160	$1,730	$1.49	21d	1	0.38mi
1602 Juniper St Unit B Durham, NC	4.0	3.0	1754	$2,800	$1.60	23d	1	0.41mi
1602 Juniper St Unit A Durham, NC	3.0	2.5	1688	$2,400	$1.42	23d	1	0.41mi
214 N Guthrie Ave Unit A Durham, NC	3.0	2.5	1586	$1,700	$1.07	14d	1	0.44mi
114 N Guthrie Ave Durham, NC	4.0	3.0	1877	$2,450	$1.31	23d	1	0.50mi
1104 Raynor St Durham, NC	4.0	2.0	1388	$1,720	$1.24	14d	1	0.54mi
1136 Drew St Unit A Durham, NC	3.0	2.5	1390	$1,550	$1.12	14d	1	0.55mi
603 N Elm St Unit A Durham, NC	3.0	2.0	1200	$1,495	$1.25	23d	1	0.55mi
1516 London Cir Durham, NC	3.0	1.0	1118	$1,650	$1.48	23d	1	0.56mi
1312 N Alston Ave Durham, NC	4.0	2.5	1660	$2,350	$1.42	23d	1	0.59mi
104 N Hyde Park Ave Durham, NC	3.0	2.5	1980	$3,900	$1.97	23d	1	0.60mi
1809 E Main St Durham, NC	3.0	1.0	1200	$1,700	$1.42	14d	1	0.61mi
1911 Fidelity Dr Durham, NC	3.0	2.0	1209	$1,815	$1.50	23d	1	0.64mi
809 Drew St Durham, NC	3.0	2.0	2192	$3,000	$1.37	23d	1	0.67mi
615 N Hardee St Durham, NC	3.0	2.0	1250	$1,690	$1.35	14d	1	0.80mi
1237 Naples Pl Durham, NC	1.0–4.0	1.0–2.0	995	$1,900	$1.91	11d	1	0.95mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	14d	40	0.96mi
2810 Ashe St Durham, NC	3.0	2.0	1300	$2,370	$1.82	23d	1	1.10mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	14d	29	1.15mi
701 Grant St Durham, NC	3.0	2.0	1145	$1,850	$1.62	23d	1	1.17mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	21d	30	1.19mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	14d	21	1.21mi
211 Hargrove St Unit 1300731P Durham, NC	3.0	3.0	2131	$5,298	$2.49	14d	1	1.27mi
1000 Linwood Ave Durham, NC	3.0	2.0	1150	$2,400	$2.09	14d	1	1.31mi
2011 Aiken Ave Durham, NC	3.0	2.0	1120	$1,595	$1.42	23d	1	1.33mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	14d	55	1.34mi
514 E Umstead St Durham, NC	3.0	2.0	1134	$1,625	$1.43	23d	1	1.35mi
511 S Mangum St Durham, NC	3.0	1.0–2.0	1159	$4,115	$3.55	14d	29	1.37mi
1006 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	1.37mi
1008 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	1.37mi

Listing history 39 events

1. 2026-06-18
   days on market $220,000 Active 76 DOM
2. 2026-06-17
   days on market $220,000 Active 75 DOM
3. 2026-06-16
   days on market $220,000 Active 74 DOM
4. 2026-06-15
   days on market $220,000 Active 73 DOM
5. 2026-06-14
   days on market $220,000 Active 71 DOM
6. 2026-06-10
   days on market $220,000 Active 68 DOM
7. 2026-06-09
   days on market $220,000 Active 67 DOM
8. 2026-06-08
   days on market $220,000 Active 66 DOM
9. 2026-06-07
   days on market $220,000 Active 65 DOM
10. 2026-06-05
    days on market $220,000 Active 62 DOM
11. 2026-06-03
    days on market $220,000 Active 61 DOM
12. 2026-06-02
    days on market $220,000 Active 60 DOM
13. 2026-06-01
    days on market $220,000 Active 59 DOM
14. 2026-05-31
    days on market $220,000 Active 58 DOM
15. 2026-05-30
    days on market $220,000 Active 57 DOM
16. 2026-04-30
    price $230,000
17. 2026-04-01
    listed $240,000 Active
18. 2026-02-27
    historical
19. 2025-11-24
    price $227,000
20. 2025-09-28
    listed $240,000 Active
21. 2025-09-27
    historical
22. 2024-02-12
    historical
23. 2023-12-25
    listed $270,000 Active
24. 2021-11-24
    soldstatus $250,000 Closed
25. 2021-11-24
    soldstatus $250,000
26. 2021-11-24
    soldstatus $250,000
27. 2021-09-23
    status Pending
28. 2021-09-10
    listed $260,000 Active
29. 2021-09-04
    historical $260,000
30. 2021-09-03
    listed $260,000
31. 2020-09-03
    soldstatus $210,000
32. 2020-09-02
    soldstatus $210,000 Closed
33. 2020-09-02
    soldstatus $210,000
34. 2020-08-03
    historical Contingent
35. 2020-07-03
    price $214,900
36. 2020-06-10
    listed $225,000 Active
37. 2020-06-09
    historical $225,000
38. 2020-06-09
    listed $214,900
39. 2019-11-20
    soldstatus $97,000

ⓘ 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: $2,969 · $247/mo
• Projected year-2 tax: $2,969 · $247/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: $34,500
• − Mortgage interest: −$12,323
• − Property taxes: −$2,969
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$6,400
• Taxable income: $6,187
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $7,856/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

+137.1% since first listed

24 events — show timeline

• 2026-04-30 Price Changed $230,000 TMLS
• 2026-04-01 Listed $240,000 TMLS
• 2026-02-27 Listing Removed — Hive MLS
• 2025-11-24 Price Changed $227,000 Hive MLS
• 2025-09-28 Listed $240,000 Hive MLS
• 2025-09-27 Coming Soon — Hive MLS
• 2024-02-12 Listing Removed — TMLS
• 2023-12-25 Listed $270,000 TMLS
• 2021-11-24 Sold (Public Records) $250,000 Public Records
• 2021-11-24 Sold (MLS) $250,000 AMLSNC
• 2021-11-24 Sold (MLS) $250,000 TMLS
• 2021-09-23 Pending — TMLS
• 2021-09-10 Listed $260,000 TMLS
• 2021-09-04 Coming Soon $260,000 TMLS
• 2021-09-03 Listed $260,000 AMLSNC
• 2020-09-03 Sold (Public Records) $210,000 Public Records
• 2020-09-02 Sold (MLS) $210,000 AMLSNC
• 2020-09-02 Sold (MLS) $210,000 TMLS
• 2020-08-03 Contingent — TMLS
• 2020-07-03 Price Changed $214,900 TMLS
• 2020-06-10 Listed $225,000 TMLS
• 2020-06-09 Coming Soon $225,000 TMLS
• 2020-06-09 Listed $214,900 AMLSNC
• 2019-11-20 Sold (Public Records) $97,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,969 · +34.4% YoY. Source: county tax records.