1400 Roslyn Dr Unit 11d · Burlington, NC 27215

$99,900

2 bd · 1.0 ba · 875 sqft · Condo public records · 40 Days on market

Built 1950 $300/mo HOA · 23% of rent

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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 +19.4/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

# Welcome Home to 11D-1400 Roslyn Dr, Burlington, NC Discover the potential of this charming 2-bedroom, 1-bathroom second floor condo nestled in the heart of Burlington. With 875 square feet of thoughtfully designed living space, this new listing presents an exceptional opportunity for buyers and investors alike. Come inside and envision the possibilities. This condo is a blank canvas waiting for your personal touch. Whether you're dreaming of modern finishes, updated fixtures, or a complete renovation transformation, the bones of this home are ready to support your vision. The location truly shines. Northwest Park is just a short distance away on North Park Avenue, offering green space

Key facts

• Green space
• Outdoor recreation
• Second floor condo

Tags

• SECOND FLOOR CONDO
• GREEN SPACE
• OUTDOOR RECREATION
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area approximately 875; Lot approximately 0.01 acre
• HOA & community: Condominium association (Brookwood Garden Condominiums); Association fee $300 monthly covering gas, insurance, grounds maintenance, pest control, trash, and water; Not a senior community

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Public sewer
• Home design: Two levels; Unit 11d in building 11D
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick construction; Residential zoning; Public maintained road

Interior

• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas radiant heating; Window-unit cooling
• Interior features: Tile, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Turrentine Middle (math 21% / reading 37%, grade F, #350 of 475 statewide, top 74%, 929 students, 68% FRL); Walter M Williams High (math 52% / reading 59%, grade C, #265 of 535 statewide, top 50%, 1,343 students, 58% FRL).
• Market conditions: Rents rising (+2.6%/yr); 317 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 1.33% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-9,484
• Equity at exit: $14,895

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-592
• Equity at exit: $8,638

Cash invested: $27,972 (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 27215

• Rents YoY: 2.6%
• Active inventory: 317
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$42
• HOA: −$300
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $111

Break-even live

Break-even rent $1,188

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $167	-5% $139	+0% $111	+5% $82	+10% $54
Rent	-10% $6	-5% $58	+0% $111	+5% $163	+10% $216
Rate	-1.0pp $161	-0.5pp $136	base $111	+0.5pp $85	+1.0pp $58

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Woodland Ave Burlington, NC	3.0	2.0	1101	$1,500	$1.36	15d	1	0.15mi
1128 Ava St Burlington, NC	2.0	1.0	900	$1,200	$1.33	15d	1	0.47mi
317 Caswell St Unit 2 Burlington, NC	1.0	1.0	650	$750	$1.15	22d	1	0.76mi
1013 Attica St Burlington, NC	2.0	1.0	855	$1,245	$1.46	15d	1	0.82mi
1322 Elm St Burlington, NC	3.0	1.5	848	$1,550	$1.83	15d	1	0.85mi
1331 Elm St Burlington, NC	3.0	1.0	950	$1,475	$1.55	22d	1	0.86mi
939-941 S Church St Unit 939 Burlington, NC	1.0	1.0	583	$995	$1.71	22d	1	0.90mi
131 Carolina Ave Burlington, NC	2.0	1.0	900	$1,295	$1.44	22d	1	0.90mi
1615 Cadiz St Burlington, NC	2.0	1.0	1100	$1,200	$1.09	22d	1	0.91mi
511 W Davis St Burlington, NC	2.0	2.0	840	$2,395	$2.85	22d	1	0.93mi
109 Craig St Unit 109-F Burlington, NC	2.0	1.0	750	$1,095	$1.46	15d	1	0.94mi
102-A/B W Summit Ave Unit B Burlington, NC	1.0	1.0	750	$895	$1.19	15d	1	0.98mi
654 Lakeside Ave Unit 654 Burlington, NC	2.0	1.0	830	$1,125	$1.36	15d	1	1.23mi
321 E 5th St Burlington, NC	1.0	1.0	700	$850	$1.21	22d	1	1.24mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	22d	1	1.25mi
805 S Broad St Burlington, NC	2.0	1.0	779	$1,100	$1.41	22d	1	1.26mi
1515 S Mebane St Burlington, NC	1.0–2.0	1.0	727	$1,124	$1.55	15d	6	1.33mi
1907 Trail Five Burlington, NC	3.0	2.0	1100	$1,695	$1.54	22d	1	1.34mi
143 Emerson Point Dr Elon, NC	2.0	2.0	1110	$1,400	$1.26	15d	1	1.39mi
1000 Camden St Burlington, NC	2.0	1.0	600	$1,095	$1.82	15d	1	1.43mi
1528 S Mebane St Burlington, NC	2.0	1.0–1.5	528	$1,199	$2.27	22d	10	1.48mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $99,900 Active 40 DOM
2. 2026-06-19
   days on market $99,900 Active 38 DOM
3. 2026-06-18
   days on market $99,900 Active 37 DOM
4. 2026-06-17
   days on market $99,900 Active 36 DOM
5. 2026-06-16
   days on market $99,900 Active 35 DOM
6. 2026-06-15
   days on market $99,900 Active 34 DOM
7. 2026-06-14
   days on market $99,900 Active 32 DOM
8. 2026-06-13
   days on market $99,900 Active 31 DOM
9. 2026-06-10
   days on market $99,900 Active 29 DOM
10. 2026-06-09
    days on market $99,900 Active 28 DOM
11. 2026-06-08
    days on market $99,900 Active 27 DOM
12. 2026-06-07
    days on market $99,900 Active 26 DOM
13. 2026-06-05
    days on market $99,900 Active 23 DOM
14. 2026-06-02
    days on market $99,900 Active 21 DOM
15. 2026-06-01
    days on market $99,900 Active 20 DOM
16. 2026-05-31
    days on market $99,900 Active 19 DOM
17. 2026-05-30
    days on market $99,900 Active 18 DOM
18. 2026-05-12
    listed $99,900 Active
19. 2024-07-11
    soldstatus $85,000
20. 2010-10-22
    historical
21. 2009-03-05
    listed $31,000
22. 2002-09-20
    soldstatus $51,000
23. 2002-04-11
    listed $53,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $15,937
• − Mortgage interest: −$5,596
• − Property taxes: −$876
• − Insurance: −$500
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − HOA: −$3,600
• − Depreciation: −$2,906
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,350/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NC
• County: Alamance County · 173,369 people
• City population: 88,508
• Metro: Burlington, NC
• Population (ZIP): 47,102
• Household income: $68,825
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1497.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -263.87%
• Current HPI: 224.3392
• Rent YoY: ▲ 2.61%
• Metro: Burlington, 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

+88.5% since first listed

6 events — show timeline

• 2026-05-12 Listed $99,900 TMLS
• 2024-07-11 Sold (Public Records) $85,000 Public Records
• 2010-10-22 Listing Removed — TMLS
• 2009-03-05 Listed $31,000 TMLS
• 2002-09-20 Sold (Public Records) $51,000 Public Records
• 2002-04-11 Listed $53,000 TMLS

Property tax history

+14.8%/yr

Latest (2025): $876 · +2.6% YoY. Source: county tax records.