1019 Sedgefield St · Durham, NC 27705

$334,000

4 bd · 2.0 ba · 1,320 sqft · MultiFamily public records · 189 Days on market

Built 1920 6,969 sqft 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 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

Great Walltown duplex with strong rental history and only a couple of blocks from Duke! Both units leased until 2027! Hardwood floors, central HVAC, charming front porch, and nice fenced-in back yard. Both units are all electric and appliances include washer/dryer, fridge, and stove. Amazing location only a few blocks from everything Broad and 9th streets have to offer and less than two miles from downtown! (Access to the property is by appointment only)

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 189 days

Property features AI

Finance

• Other: Lot size approximately 0.16 acres; Public maintained paved road
• Financial info: 2 total units (multi-family); Owner pays taxes; Tenants pay all utilities
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Duplex; One level
• Construction: Shingle roof; Construction materials: Unknown
• Exterior features: Front porch; Back yard with fencing (fenced)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Bathtub/shower combination; Blinds on windows
• Laundry & utility: Washer and dryer included; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $334k.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $334k).
• Recommended offer: $294k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: schools D+, 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.
• Market conditions: Rents rising (+3.0%/yr); 257 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• At $3,984/mo this rent would consume 65% of the median local household income ($73k/yr) (locally 3406% 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 $10k 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 + 3.0% rent growth), your $94k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $334k implies a 686% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $293,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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 1920 — 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: 1.19% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $951,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Sedgefield St	0.36mi	5/4.5 (+1)	1,317 (-0%)	23mo	$950,000	$721	48

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 · 2.97% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $6,444
• Equity at exit: $49,800

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $83,235
• Equity at exit: $28,878

Cash invested: $93,520 (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 27705

• Rents YoY: 3.0%
• Active inventory: 257
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,984 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $953

Break-even live

Break-even rent $2,778

Max offer price $334,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,142	-5% $1,048	+0% $953	+5% $858	+10% $764
Rent	-10% $638	-5% $796	+0% $953	+5% $1,110	+10% $1,268
Rate	-1.0pp $1,121	-0.5pp $1,038	base $953	+0.5pp $866	+1.0pp $778

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,984
Total (2 units)			$3,984

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 9th St Durham, NC	3.0	1.0–3.0	988	$3,865	$3.91	14d	47	0.36mi
1906 Guess Rd Durham, NC	1.0–3.0	1.0–1.5	825	$1,645	$1.99	24d	22	0.49mi
749 9th St Durham, NC	3.0	1.0–2.0	1084	$3,999	$3.69	14d	97	0.57mi
1803 Hillcrest Dr Durham, NC	3.0	1.0	1044	$1,975	$1.89	14d	1	0.66mi
730 Rutherford St Durham, NC	3.0	1.0–3.0	1030	$4,105	$3.98	14d	1	0.68mi
1306 Leon St Durham, NC	1.0–3.0	1.0–2.0	850	$1,675	$1.97	24d	1	0.78mi
900 Dacian Ave Unit B Durham, NC	3.0	2.0	1550	$2,595	$1.67	24d	1	0.79mi
704 15th St Durham, NC	3.0	1.0–2.5	1257	$4,306	$3.42	14d	44	0.80mi
2710 Lawndale Ave Durham, NC	3.0	1.0	1125	$1,600	$1.42	14d	1	0.89mi
701 Washington St Durham, NC	1.0–3.0	1.0–2.0	996	$5,241	$5.26	14d	214	1.09mi
2335 Broad St Durham, NC	1.0–3.0	1.0–2.0	1060	$1,972	$1.86	14d	22	1.18mi
605 W Main St Durham, NC	3.0	1.0–2.0	977	$3,628	$3.71	14d	48	1.28mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	14d	55	1.31mi
815 Pauli Murray Pl Durham, NC	3.0	2.5	1450	$3,400	$2.34	24d	1	1.41mi
833 Gerard St Durham, NC	3.0	1.0	960	$1,500	$1.56	24d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $334,000 Active 189 DOM
2. 2026-06-17
   days on market $334,000 Active 188 DOM
3. 2026-06-16
   days on market $334,000 Active 187 DOM
4. 2026-06-15
   days on market $334,000 Active 186 DOM
5. 2026-06-14
   days on market $334,000 Active 184 DOM
6. 2026-06-10
   days on market $334,000 Active 181 DOM
7. 2026-06-09
   days on market $334,000 Active 180 DOM
8. 2026-06-08
   days on market $334,000 Active 179 DOM
9. 2026-06-07
   days on market $334,000 Active 178 DOM
10. 2026-06-05
    pricedays on market $334,000 Active 175 DOM
11. 2026-06-03
    days on market $347,000 Active 174 DOM
12. 2026-06-02
    days on market $347,000 Active 173 DOM
13. 2026-06-01
    days on market $347,000 Active 172 DOM
14. 2026-05-31
    days on market $347,000 Active 171 DOM
15. 2026-05-30
    days on market $347,000 Active 170 DOM
16. 2026-05-07
    status Active
17. 2026-04-08
    historical Active Under Contract
18. 2026-02-02
    price $347,000
19. 2025-12-11
    listed $364,000 Active
20. 2023-07-07
    historical
21. 2008-03-06
    soldstatus $42,500

ⓘ 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: $3,644 · $304/mo
• Projected year-2 tax: $3,644 · $304/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 ≥105°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: $47,808
• − Mortgage interest: −$18,709
• − Property taxes: −$3,644
• − Insurance: −$1,670
• − Repairs & maintenance: −$3,825
• − Management: −$3,825
• − Depreciation: −$9,716
• Taxable income: $6,419
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $9,895/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): 49,923
• Household income: $73,066
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3406.0

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 0.65)
• Race & ethnicity: White 54% Black 17% Hispanic / Latino 14% Two or more races 9% Asian 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 13% Chinese 4% Other Indo-European 2%

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: ▼ -446.90%
• Current HPI: 257.6519
• Rent YoY: ▲ 2.97%
• 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

+716.5% since first listed

6 events — show timeline

• 2026-05-07 Relisted — TMLS
• 2026-04-08 Contingent — TMLS
• 2026-02-02 Price Changed $347,000 TMLS
• 2025-12-11 Listed $364,000 TMLS
• 2023-07-07 Rental Removed — APPFOLIO
• 2008-03-06 Sold (Public Records) $42,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,644 · +52.4% YoY. Source: county tax records.