208 Brook Sward Dr · Wendell, NC 27591

$359,989

5 bd · 2.5 ba · 2,203 sqft · SingleFamily · 58 Days on market

Built 2026 Excellent condition 6,534 sqft lot Garage $163/sqft · at area comps Est $362k · at est. $78/mo HOA · 3% of rent

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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 +7.8/15.0
• Cash flow +6.9/30.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 1% rule +2.1/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

To be built. Discover the Elder at The Glen at Hollybrook by Ryan Homes in Wendell, NC. This open-concept floor plan features a spacious living room and kitchen appointed with granite countertops, stunning white cabinets, stainless steel appliances, and LVP flooring. Upstairs, you'll find five generously sized bedrooms, perfect for additional bedrooms, a hobby room, playroom, guest suite, or whatever best suits your lifestyle. Enjoy the outdoors from the comfort of your covered porch. The Glen at Hollybrook offers the lowest-priced single-family homes in Wendell with easy access to Raleigh, as well as nearby scenic parks, nature trails, and local recreational sports facilities.

Key facts

• Covered porch
• White cabinets
• Lvp flooring

Tags

• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• WHITE CABINETS
• STAINLESS STEEL APPLIANCES
• LVP FLOORING
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (28.9% below list).
• Recommended offer: $256k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.4% in Wendell — 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 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: Wendell Elementary (math 27% / reading 42%, grade F, #835 of 1,410 statewide, top 62%, 416 students, 64% FRL); Wendell Middle (math 21% / reading 39%, grade F, #335 of 475 statewide, top 72%, 719 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 (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 56% district-wide (-19 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); 1442 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).
• This rent runs 36% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 58 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $255,776 (28.9% 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 58 days. Have you received any prior offers? Is the seller open to a 29% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 11.7

CMA / ARV

• ARV (median comp): $362,152
• List price: $359,989
• Delta: -0.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Brook Sward Dr	0.01mi	4/2.5 (-1)	2,203 (0%)	0mo	$376,505	$171	94
828 Jasmine St	0.08mi	4/2.5 (-1)	2,203 (0%)	1mo	$364,990	$166	90
844 Jasmine St	0.07mi	4/2.5 (-1)	2,203 (0%)	2mo	$368,565	$167	90
816 Jasmine St	0.08mi	4/2.5 (-1)	2,203 (0%)	2mo	$369,105	$168	90
825 Jasmine St	0.11mi	4/2.5 (-1)	2,203 (0%)	1mo	$376,715	$171	89
813 Jasmine St	0.10mi	4/2.5 (-1)	2,203 (0%)	2mo	$356,210	$162	89
205 Brooksward Dr	0.03mi	4/2.5 (-1)	1,903 (-14%)	1mo	$341,770	$180	71
201 Brook Sward Dr	0.03mi	4/2.5 (-1)	1,903 (-14%)	0mo	$346,555	$182	70
748 Jasmine St	0.14mi	4/2.5 (-1)	1,900 (-14%)	9mo	$359,900	$189	58
260 Longdeer Dr	0.57mi	4/2.5 (-1)	2,170 (-2%)	11mo	$390,000	$180	56
267 Darecrest Ln	0.55mi	4/2.5 (-1)	2,154 (-2%)	16mo	$399,000	$185	53
961 Sandyhill Rd	0.53mi	4/2.5 (-1)	1,952 (-11%)	12mo	$349,000	$179	41

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.09×
• Total profit: $-91,936
• Equity at exit: $53,676

10-year hold

• IRR: -23.3%
• Equity multiple: -0.19×
• Total profit: $-120,140
• Equity at exit: $31,125

Cash invested: $100,797 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 27 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $374,900 ($177/sqft)
• Median days on market: 69 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -7.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27591

• Home prices YoY: -28.3%
• Rents YoY: 3.4%
• Active inventory: 1442
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,558 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$78
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-545

Break-even live

Break-even rent $3,248

Max offer price $281,102

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-421	+0% $-545	+5% $-670	+10% $-794
Rent	-10% $-747	-5% $-646	+0% $-545	+5% $-444	+10% $-343
Rate	-1.0pp $-364	-0.5pp $-454	base $-545	+0.5pp $-638	+1.0pp $-733

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: $89,997
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Nepeta Dr Wendell, NC	4.0	2.5	1680	$1,895	$1.13	27d	1	0.08mi
228 Nepeta Dr Wendell, NC	4.0	2.5	1680	$1,895	$1.13	10d	1	0.08mi
429 Lavatera Dr Wendell, NC	6.0	3.0	2540	$2,850	$1.12	1d	1	0.12mi
429 Lavatera Dr Wendell, NC	6.0	3.0	2540	$2,850	$1.12	55d	1	0.12mi
821 Jasmine St Wendell, NC	4.0	2.5	1937	$2,500	$1.29	23d	1	0.13mi
757 Jasmine St Wendell, NC	4.0	3.0	2203	$2,395	$1.09	10d	1	0.14mi
1009 Fieldmere Pl Wendell, NC	4.0	2.5	2018	$2,170	$1.08	55d	1	0.42mi
408 Deer Grove Trl Wendell, NC	4.0	2.5	2002	$2,135	$1.07	117d	1	0.43mi
936 Sandyhill Rd Wendell, NC	5.0	2.5	2154	$2,410	$1.12	103d	1	0.55mi
238 Grovemere Ln Wendell, NC	5.0	2.5	2138	$2,260	$1.06	164d	1	0.60mi
509 Willard Woods Dr Wendell, NC	5.0	2.5	2246	$2,500	$1.11	145d	1	0.69mi
469 Willard Woods Dr Wendell, NC	4.0	2.5	1921	$2,200	$1.15	145d	1	0.75mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$2,095	$1.05	164d	1	0.82mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$1,995	$1.00	155d	1	0.82mi
619 Commander Dr Wendell, NC	4.0	2.5	2289	$2,475	$1.08	51d	1	0.86mi
625 Stream Walk Xing Unit 625 Wendell, NC	5.0	3.0	2368	$2,400	$1.01	55d	1	1.15mi

Property features AI

Finance

• HOA & community: Community association (Fred Smith Company)Monthly association fee ($78) covering grounds maintenanceCommunity amenities: clubhouse, pool, fitness center, dog park, playground, picnic area, sidewalks, street lights, curbs

Exterior

• Parking: Attached garage (2 spaces)Concrete driveway; garage faces front
• Utilities: Public waterPublic sewer
• Home design: Site-built homeTwo levels
• Construction: Vinyl sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes (Elder model)
• Exterior features: Front porch

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump with zoned heatingCentral air with zoned cooling
• Interior features: Granite countersKitchen islandOpen living/dining combinationPantrySmart thermostatWalk-in closetsWalk-in shower
• Laundry & utility: WasherDryerLaundry room on upper levelElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $359,989 Active 58 DOM
2. 2026-11-07
   days on market $359,989 Active 57 DOM
3. 2026-11-06
   days on market $359,989 Active 56 DOM
4. 2026-11-05
   days on market $359,989 Active 55 DOM
5. 2026-11-04
   days on market $359,989 Active 54 DOM
6. 2026-11-02
   days on market $359,989 Active 52 DOM
7. 2026-11-01
   days on market $359,989 Active 51 DOM
8. 2026-10-31
   days on market $359,989 Active 50 DOM
9. 2026-10-30
   days on market $359,989 Active 49 DOM
10. 2026-10-29
    days on market $359,989 Active 48 DOM
11. 2026-10-28
    days on market $359,989 Active 47 DOM
12. 2026-10-27
    days on market $359,989 Active 46 DOM
13. 2026-10-26
    days on market $359,989 Active 45 DOM
14. 2026-10-25
    days on market $359,989 Active 44 DOM
15. 2026-10-24
    days on market $359,989 Active 43 DOM
16. 2026-10-23
    days on market $359,989 Active 42 DOM
17. 2026-10-22
    days on market $359,989 Active 41 DOM
18. 2026-10-21
    days on market $359,989 Active 40 DOM
19. 2026-10-20
    days on market $359,989 Active 39 DOM
20. 2026-10-19
    days on market $359,989 Active 38 DOM
21. 2026-10-18
    days on market $359,989 Active 37 DOM
22. 2026-10-17
    pricedays on market $359,989 Active 36 DOM
23. 2026-10-16
    days on market $359,990 Active 35 DOM
24. 2026-10-15
    days on market $359,990 Active 34 DOM
25. 2026-10-14
    days on market $359,990 Active 33 DOM
26. 2026-10-13
    days on market $359,990 Active 32 DOM
27. 2026-10-12
    days on market $359,990 Active 31 DOM
28. 2026-10-11
    days on market $359,990 Active 30 DOM
29. 2026-10-10
    days on market $359,990 Active 29 DOM
30. 2026-10-09
    days on market $359,990 Active 28 DOM
31. 2026-10-08
    days on market $359,990 Active 27 DOM
32. 2026-10-07
    days on market $359,990 Active 26 DOM
33. 2026-10-06
    days on market $359,990 Active 25 DOM
34. 2026-10-05
    days on market $359,990 Active 24 DOM
35. 2026-10-04
    days on market $359,990 Active 23 DOM
36. 2026-10-04
    days on market $359,990 Active 22 DOM
37. 2026-10-02
    days on market $359,990 Active 21 DOM
38. 2026-10-01
    days on market $359,990 Active 20 DOM
39. 2026-09-30
    days on market $359,990 Active 19 DOM
40. 2026-09-29
    listing id $359,990 Active 18 DOM
41. 2026-09-29
    days on market $359,990 Active 18 DOM
42. 2026-09-28
    days on market $359,990 Active 17 DOM
43. 2026-09-27
    days on market $359,990 Active 16 DOM
44. 2026-09-25
    days on marketlisting id $359,990 Active 14 DOM
45. 2026-09-24
    days on market $359,990 Active 13 DOM
46. 2026-09-23
    days on marketlisting id $359,990 Active 12 DOM
47. 2026-09-22
    days on market $359,990 Active 11 DOM
48. 2026-09-21
    days on marketlisting id $359,990 Active 10 DOM
49. 2026-09-20
    days on market $359,990 Active 9 DOM
50. 2026-09-19
    days on marketlisting id $359,990 Active 8 DOM

ⓘ 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 67% 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: $30,693
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − HOA: −$936
• − Depreciation: −$10,472
• Taxable loss: −$12,991
• Est. tax savings @ 24.0%: +$3,118
• After-tax cash flow: $-3,424/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with a spacious floor plan, modern finishes, and a well-maintained exterior. It offers excellent value for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves convenience and can be a selling point ↑
• Both Install smart locks — Enhances security and can be a selling point ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Wendell Elementary F NC #835/1,410 Nat'l #23,081/41,679 Middle Wendell Middle F NC #335/475 Nat'l #8,861/14,009 High East Wake High D NC #331/535 Nat'l #6,282/17,239

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

B Composite livability gradescore 78/100

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 · 1,293,152 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: 4% of renters

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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%

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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%
• Languages at home: 79% English-only · Spanish 18% Tagalog/Filipino 1%

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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

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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

Property features AI

Finance

• HOA & community: Community association (Fred Smith Company)Monthly association fee ($78) covering grounds maintenanceCommunity amenities: clubhouse, pool, fitness center, dog park, playground, picnic area, sidewalks, street lights, curbs

Exterior

• Parking: Attached garage (2 spaces)Concrete driveway; garage faces front
• Utilities: Public waterPublic sewer
• Home design: Site-built homeTwo levels
• Construction: Vinyl sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes (Elder model)
• Exterior features: Front porch

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump with zoned heatingCentral air with zoned cooling
• Interior features: Granite countersKitchen islandOpen living/dining combinationPantrySmart thermostatWalk-in closetsWalk-in shower
• Laundry & utility: WasherDryerLaundry room on upper levelElectric water heater

Price history

+0.0% since first listed

6 events — show timeline

• 2026-09-11 Listing Removed — TMLS
• 2026-08-25 Listing Removed — TMLS
• 2026-07-30 Listed $359,990 TMLS
• 2026-07-30 Listed $359,990 TMLS
• 2026-07-30 Listed $359,990 TMLS
• 2026-05-23 Listed $359,990 TMLS