208 Brook Sward Dr · Wendell, NC 27591

$359,990

5 bd · 2.5 ba · 2,203 sqft · SingleFamily · 13 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 +1.2/10.0
• 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 $-537 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (28.7% below list).
• Recommended offer: $257k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% 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); 1282 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $256,769 (28.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (median comp): $362,448
• List price: $359,990
• Delta: -0.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Jasmine St	0.08mi	4/2.5 (-1)	2,203 (0%)	0mo	$369,105	$168	91
844 Jasmine St	0.07mi	4/2.5 (-1)	2,203 (0%)	1mo	$368,565	$167	91
233 Nepeta Dr	0.10mi	4/2.5 (-1)	2,203 (0%)	20mo	$357,675	$162	74
421 Lavatera Dr	0.13mi	4/2.5 (-1)	2,203 (0%)	23mo	$363,130	$165	69
748 Jasmine St	0.14mi	4/2.5 (-1)	1,900 (-14%)	8mo	$359,900	$189	59
260 Longdeer Dr	0.57mi	4/2.5 (-1)	2,170 (-2%)	10mo	$390,000	$180	57
267 Darecrest Ln	0.55mi	4/2.5 (-1)	2,154 (-2%)	14mo	$399,000	$185	54
218 Darecrest Ln	0.43mi	4/2.5 (-1)	2,073 (-6%)	15mo	$405,000	$195	52
229 Nepeta Dr	0.10mi	4/2.5 (-1)	1,918 (-13%)	20mo	$322,535	$168	52
961 Sandyhill Rd	0.53mi	4/2.5 (-1)	1,952 (-11%)	10mo	$349,000	$179	43
960 Sandyhill Rd	0.53mi	4/2.5 (-1)	1,973 (-10%)	14mo	$359,000	$182	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: -26.8%
• Equity multiple: 0.09×
• Total profit: $-91,432
• Equity at exit: $53,676

10-year hold

• IRR: -22.9%
• Equity multiple: -0.18×
• Total profit: $-119,040
• 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: 31 active · 24 under contract
• Months of supply: 31.0 mo (3%/mo absorbed)
• Median asking: $374,900 ($182/sqft)
• Median days on market: 59 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -9.7% 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: 1282
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$78
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-537

Break-even live

Break-even rent $3,248

Max offer price $282,238

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-413	+0% $-537	+5% $-662	+10% $-786
Rent	-10% $-740	-5% $-639	+0% $-537	+5% $-436	+10% $-334
Rate	-1.0pp $-356	-0.5pp $-446	base $-537	+0.5pp $-631	+1.0pp $-726

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: $89,998
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Nepeta Dr Wendell, NC	4.0	2.5	1680	$2,090	$1.24	0d	1	0.08mi
429 Lavatera Dr Wendell, NC	6.0	3.0	2540	$2,850	$1.12	9d	1	0.12mi
1009 Fieldmere Pl Wendell, NC	4.0	2.5	2018	$2,170	$1.08	9d	1	0.42mi
408 Deer Grove Trl Wendell, NC	4.0	2.5	2002	$2,135	$1.07	71d	1	0.43mi
936 Sandyhill Rd Wendell, NC	5.0	2.5	2154	$2,410	$1.12	58d	1	0.55mi
238 Grovemere Ln Wendell, NC	5.0	2.5	2138	$2,260	$1.06	119d	1	0.60mi
509 Willard Woods Dr Wendell, NC	5.0	2.5	2246	$2,500	$1.11	99d	1	0.69mi
469 Willard Woods Dr Wendell, NC	4.0	2.5	1921	$2,200	$1.15	99d	1	0.75mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$2,095	$1.05	119d	1	0.82mi
316 Willard Forest Dr Wendell, NC	4.0	2.5	2000	$1,995	$1.00	110d	1	0.82mi
619 Commander Dr Wendell, NC	4.0	2.5	2289	$2,475	$1.08	6d	1	0.86mi
625 Stream Walk Xing Unit 625 Wendell, NC	5.0	3.0	2368	$2,400	$1.01	9d	1	1.15mi
1940 Cedar Creek Dr , NC	2.0–4.0	2.5	1692	$2,725	$1.61	2d	132	1.38mi

Property features AI

Finance

• HOA & community: Community has an association (Fred Smith Company)Monthly HOA fee of 78.00HOA covers grounds maintenanceAssociation amenities: clubhouse, pool, fitness center, playground, picnic area, dog park

Exterior

• Parking: Attached garage (2 spaces)Concrete drivewayGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: Site built two-story homeBuilt by Ryan Homes (Elder model)
• Construction: Vinyl sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes
• Exterior features: Front porchPublic-maintained roadCommunity clubhouse, pool, fitness center, playground, park, picnic area, dog park, sidewalks, curbs and street lights

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorKitchen islandPantryGranite counters
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump with zoned heatingCentral air with zoningSmart thermostat
• Interior features: Granite countersKitchen islandLiving/dining room combinationPantrySmart thermostatWalk-in closet(s)Walk-in shower
• Laundry & utility: Laundry room on upper levelWasherDryerElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $359,990 Active 13 DOM
2. 2026-09-23
   days on marketlisting id $359,990 Active 12 DOM
3. 2026-09-22
   days on market $359,990 Active 11 DOM
4. 2026-09-21
   days on marketlisting id $359,990 Active 10 DOM
5. 2026-09-20
   days on market $359,990 Active 9 DOM
6. 2026-09-19
   days on marketlisting id $359,990 Active 8 DOM
7. 2026-09-18
   days on market $359,990 Active 7 DOM
8. 2026-09-17
   days on marketlisting id $359,990 Active 6 DOM
9. 2026-09-16
   days on marketlisting id $359,990 Active 5 DOM
10. 2026-09-15
    days on market $359,990 Active 4 DOM
11. 2026-09-14
    days on market $359,990 Active 3 DOM
12. 2026-09-13
    days on market $359,990 Active 2 DOM
13. 2026-09-13
    listing id $359,990 Active 1 DOM
14. 2026-09-12
    days on marketlisting id $359,990 Active 1 DOM
15. 2026-09-11
    days on market $359,990 Active 17 DOM
16. 2026-09-05
    days on market $359,990 Active 11 DOM
17. 2026-09-04
    days on market $359,990 Active 10 DOM
18. 2026-09-03
    days on market $359,990 Active 9 DOM
19. 2026-08-31
    days on market $359,990 Active 6 DOM
20. 2026-08-29
    days on market $359,990 Active 4 DOM
21. 2026-08-28
    days on market $359,990 Active 3 DOM
22. 2026-08-27
    days on market $359,990 Active 2 DOM
23. 2026-08-25
    days on marketlisting id $359,990 Active 1 DOM
24. 2026-08-25
    days on market $359,990 Active 94 DOM
25. 2026-08-24
    days on market $359,990 Active 93 DOM
26. 2026-08-23
    days on market $359,990 Active 92 DOM
27. 2026-08-22
    days on market $359,990 Active 91 DOM
28. 2026-08-21
    days on market $359,990 Active 90 DOM
29. 2026-08-20
    days on market $359,990 Active 89 DOM
30. 2026-08-19
    days on market $359,990 Active 88 DOM
31. 2026-08-18
    days on market $359,990 Active 87 DOM
32. 2026-08-17
    days on market $359,990 Active 86 DOM
33. 2026-08-16
    days on market $359,990 Active 85 DOM
34. 2026-08-15
    days on market $359,990 Active 84 DOM
35. 2026-08-14
    days on market $359,990 Active 83 DOM
36. 2026-08-13
    days on market $359,990 Active 82 DOM
37. 2026-08-12
    days on market $359,990 Active 81 DOM
38. 2026-08-11
    days on market $359,990 Active 80 DOM
39. 2026-08-10
    days on market $359,990 Active 79 DOM
40. 2026-08-09
    days on market $359,990 Active 78 DOM
41. 2026-08-08
    days on market $359,990 Active 77 DOM
42. 2026-08-07
    days on market $359,990 Active 76 DOM
43. 2026-08-06
    days on market $359,990 Active 75 DOM
44. 2026-08-05
    days on market $359,990 Active 74 DOM
45. 2026-08-04
    days on market $359,990 Active 73 DOM
46. 2026-08-03
    days on market $359,990 Active 72 DOM
47. 2026-07-31
    days on market $359,990 Active 69 DOM
48. 2026-07-30
    days on market $359,990 Active 67 DOM
49. 2026-07-28
    days on market $359,990 Active 66 DOM
50. 2026-07-26
    days on market $359,990 Active 64 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: $30,812
• − Mortgage interest: −$20,165
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$936
• − Depreciation: −$10,472
• Taxable loss: −$12,891
• Est. tax savings @ 24.0%: +$3,094
• After-tax cash flow: $-3,354/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%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica
• 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 has an association (Fred Smith Company)Monthly HOA fee of 78.00HOA covers grounds maintenanceAssociation amenities: clubhouse, pool, fitness center, playground, picnic area, dog park

Exterior

• Parking: Attached garage (2 spaces)Concrete drivewayGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: Site built two-story homeBuilt by Ryan Homes (Elder model)
• Construction: Vinyl sidingArchitectural shingle roofSlab foundationBuilt by Ryan Homes
• Exterior features: Front porchPublic-maintained roadCommunity clubhouse, pool, fitness center, playground, park, picnic area, dog park, sidewalks, curbs and street lights

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorKitchen islandPantryGranite counters
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump with zoned heatingCentral air with zoningSmart thermostat
• Interior features: Granite countersKitchen islandLiving/dining room combinationPantrySmart thermostatWalk-in closet(s)Walk-in shower
• Laundry & utility: Laundry room on upper levelWasherDryerElectric water heater

Price history

+0.0% since first listed

3 events — show timeline

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