542 Stream Walk Xing · Wendell, NC 27591

$252,082

3 bd · 2.5 ba · 1,418 sqft · Land · 143 Days on market

Built 2026 2,178 sqft lot $158/mo HOA · 8% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see the Pearson at 542 Stream Walk Crossing, Wendell, NC 27591 at Belle Grove! Welcome to the Pearson floorplan featured at The Townes at Belle Grove, located in Wendell, NC! The Pearson boasts 3 bedrooms, 2.5 bathrooms, 1,418 sq. ft. of comfortable living space, and a 1-car garage. The first-floor living area is designed with an open-concept layout, seamlessly connecting the kitchen, living, and dining areas for a versatile space ideal for everyday living and entertaining. The kitchen is absolutely stunning, with sleek stainless-steel appliances, quartz countertops, and elegant cabinetry. It is the perfect space for cooking up delicious meals and entertaining friends and family. The living and dining area is conveniently located nearby, keeping you close to the action. Finishing off the main floor is a lovely patio in the back, where you can relax and enjoy some fresh air! Elevate your living experience with the second-floor's versatile rooms. Whether you need extra bedrooms, functional offices, or additional bonus spaces, this floor has it all. Indulge in the comfort of carpeted floors and spacious closets in every bedroom. Not to mention, the conveniently located laundry area in the hallway makes chores a breeze. The primary bedroom has its own attached bathroom, featuring a 5' walk-in shower with a clear glass door, a double-bowl vanity with quartz countertops, and a spacious walk-in closet. The Pearson townhome is truly a gem. Do not hesitate to schedule a tou

Key facts

• Quartz countertops
• Versatile rooms
• Elegant cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS-STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• ELEGANT CABINETRY
• LOVELY PATIO
• VERSATILE ROOMS

Property features AI

Finance

• Other: Lot size approximately 0.05 acres; Community features include playground and sidewalks; Public maintained asphalt roads
• HOA & community: HOA managed by Charleston Management Corp.; Monthly HOA fee; HOA amenities include dog park, playground, maintained grounds, sidewalks

Exterior

• Parking: Attached garage (1-car); Additional open parking (1 space); Driveway; Concrete parking; Garage with door opener and faces front; Parking lot access; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer available; Water available; Underground utilities
• Home design: Townhouse with two levels; New construction; Site-built; 2+ common walls
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Built by D.R. Horton (Pearson model)
• Exterior features: Patio; Partial privacy vinyl fencing

Interior

• Kitchen: Dishwasher; Electric range (free-standing); Microwave; Plumbed for ice maker; Stainless steel appliances
• Bedrooms: 3 bedrooms (includes upper level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bathtub/shower combination; Double vanity; Walk-in shower; Breakfast bar; Eat-in kitchen; Entrance foyer; Pantry; Quartz counters; Smart home features; Smart thermostat; Smooth ceilings; Wired for data; Low-emissivity windows; Window screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Laundry on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $252k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (25.7% below list).
• Recommended offer: $187k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#25 in NC, #2,391 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• 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: Zebulon Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 708 students, 68% FRL); East Wake High (math 51% / reading 44%, grade D, #331 of 535 statewide, top 62%, 1,646 students, 62% FRL) — zoned schools average 65% FRL vs 30% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 56% district-wide (-13 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 (+3.4%/yr); 822 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 143 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $187,332 (25.7% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.74% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.05×
• Total profit: $-66,726
• Equity at exit: $37,586

10-year hold

• IRR: -25.3%
• Equity multiple: -0.26×
• Total profit: $-88,921
• Equity at exit: $21,795

Cash invested: $70,583 (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 27591

• Home prices YoY: -28.3%
• Rents YoY: 3.4%
• Active inventory: 822
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,781/yr
• Insurance: −$105
• HOA: −$158
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-420

Break-even live

Break-even rent $2,405

Max offer price $191,284

Occupancy floor —

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: $63,020
• Closing costs: $7,562
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Grange Dr Unit TW5 1 Wendell, NC	3.0	1.5	1008	$1,300	$1.29	23d	1	1.01mi

HOA detail

• Monthly dues: $158 · $1,896/yr

Listing history 18 events

1. 2026-06-18
   days on market $252,082 Active 143 DOM
2. 2026-06-17
   days on market $252,082 Active 142 DOM
3. 2026-06-16
   days on market $252,082 Active 141 DOM
4. 2026-06-15
   days on market $252,082 Active 140 DOM
5. 2026-06-13
   days on market $252,082 Active 138 DOM
6. 2026-06-13
   days on market $252,082 Active 137 DOM
7. 2026-06-09
   days on market $252,082 Active 134 DOM
8. 2026-06-08
   days on market $252,082 Active 133 DOM
9. 2026-06-07
   pricedays on market $252,082 Active 132 DOM
10. 2026-06-05
    days on market $276,082 Active 129 DOM
11. 2026-06-03
    days on market $276,082 Active 128 DOM
12. 2026-06-02
    days on market $276,082 Active 127 DOM
13. 2026-06-01
    days on market $276,082 Active 126 DOM
14. 2026-05-31
    days on market $276,082 Active 125 DOM
15. 2026-05-21
    price $276,082
16. 2026-04-09
    price $285,082
17. 2026-01-27
    listed $290,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    Come see the Pearson at 542 Stream Walk Crossing, Wendell, NC 27591 at Belle Grove! Welcome to the Pearson floorplan featured at The Townes at Belle Grove, located in Wendell, NC! The Pearson boasts 3 bedrooms, 2.5 bathrooms, 1,418 sq. ft. of comfortable living space, and a 1-car garage. The first-floor living area is designed with an open-concept layout, seamlessly connecting the kitchen, living, and dining areas for a versatile space ideal for everyday living and entertaining. The kitchen is absolutely stunning, with sleek stainless-steel appliances, quartz countertops, and elegant cabinetry. It is the perfect space for cooking up delicious meals and entertaining friends and family. The living and dining area is conveniently located nearby, keeping you close to the action. Finishing off the main floor is a lovely patio in the back, where you can relax and enjoy some fresh air! Elevate your living experience with the second-floor's versatile rooms. Whether you need extra bedrooms, functional offices, or additional bonus spaces, this floor has it all. Indulge in the comfort of carpeted floors and spacious closets in every bedroom. Not to mention, the conveniently located laundry area in the hallway makes chores a breeze. The primary bedroom has its own attached bathroom, featuring a 5' walk-in shower with a clear glass door, a double-bowl vanity with quartz countertops, and a spacious walk-in closet. The Pearson townhome is truly a gem. Do not hesitate to schedule a tou

18. 2026-01-26
    listed $290,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $22,480
• − Mortgage interest: −$14,121
• − Property taxes: −$3,781
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$1,896
• − Depreciation: −$7,333
• Taxable loss: −$9,508
• Est. tax savings @ 24.0%: +$2,282
• After-tax cash flow: $-2,760/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 — Wendell

• Score: 78/100
• State rank: #25
• US rank: #2391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wendell, NC
• County: Wake County · 1,216,256 people
• City population: 29,838
• Metro: Raleigh-Cary, NC
• Population (ZIP): 29,838
• Household income: $85,224
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 369.0

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 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 27% Black 22% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 4% Dominican 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 18% Tagalog/Filipino 1%

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: ▼ -92.20%
• Current HPI: 233.2846
• Rent YoY: ▲ 3.40%
• 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

-5.1% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $276,082 TMLS
• 2026-04-09 Price Changed $285,082 TMLS
• 2026-01-27 Listed $290,900 Zillow
• 2026-01-26 Listed $290,900 TMLS