3214 Deerchase Wynd · Durham, NC 27712

$515,000

4 bd · 2.5 ba · 2,452 sqft · SingleFamily public records · 8 Days on market

Built 1994 0.29 ac lot Est $537k · at est. $11/mo HOA

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +9.3/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

Key facts

• Quartz countertops
• Open floorplan
• Sunroom

Tags

• OPEN FLOORPLAN
• FIREPLACE
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• SUNROOM
• PATIO

Property features AI

Finance

• Other: Zoning: PDR
• HOA & community: Part of Fieldstone HOA; HOA fee $137 annually; Community amenities include playground, picnic area, and sidewalks

Exterior

• Parking: Attached garage; 2 garage spaces; 2 open parking spaces (4 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Site-built home; Two levels
• Construction: Built with fiber cement and Masonite siding
• Exterior features: Shingle roof; Lot approximately 0.29 acres (90 x 140 x 91 x 138); Publicly maintained road

Interior

• Kitchen: Quartz counters; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Dual-zone cooling
• Interior features: Cathedral ceilings; Double vanity; Dual closets; Quartz countertops; Walk-in closets; Wood-burning fireplace in the family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $513k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (18.4% below list).
• Recommended offer: $420k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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.
• Zoned schools: Easley Elementary (math 52% / reading 62%, grade C+, #249 of 1,410 statewide, top 20%, 450 students, 36% FRL); Brogden Middle (math 17% / reading 23%, grade F, #429 of 475 statewide, top 91%, 742 students, 100% FRL); Riverside High (math 49% / reading 42%, grade D-, #347 of 535 statewide, top 65%, 1,812 students, 51% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y 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 $225k; list at $515k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $420,000 (18.4% 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. 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?
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: 0.82% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $536,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Mellwood Dr	0.18mi	4/2.5	2,429 (-1%)	1mo	$520,000	$214	90
3201 Deerchase Wynd	0.09mi	4/2.5	2,216 (-10%)	9mo	$450,000	$203	72
3015 Elk Ridge Rd	0.14mi	4/2.5	2,194 (-10%)	7mo	$520,000	$237	70
16 Quail Hunt Cir	0.21mi	4/2.5	2,190 (-11%)	5mo	$515,000	$235	68
6 Foxlair Ct	0.26mi	4/2.5	2,278 (-7%)	10mo	$550,000	$241	68
3108 Broomsedge Way	0.03mi	4/2.5	2,084 (-15%)	17mo	$410,000	$197	59
3316 Park Overlook Dr	0.33mi	4/2.5	2,675 (+9%)	19mo	$615,000	$230	54
18 Clover Hil Pl	0.71mi	4/2.5	2,547 (+4%)	10mo	$525,000	$206	52
2334 Dawn Trl	0.60mi	3/2.5 (-1)	2,611 (+6%)	9mo	$572,000	$219	49
3006 Pump Station Ln	0.52mi	4/4.0	2,737 (+12%)	10mo	$635,000	$232	42
3228 Rose Of Sharon Rd	0.48mi	3/2.0 (-1)	2,100 (-14%)	8mo	$255,000	$121	40
2313 Thunder Rd	0.50mi	5/3.0 (+1)	2,739 (+12%)	24mo	$418,000	$153	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-84,171
• Equity at exit: $76,788

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-74,437
• Equity at exit: $44,528

Cash invested: $144,200 (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 27712

• Active inventory: 185
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$402 /mo · $4,821/yr
• Insurance: −$215
• HOA: −$11
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $-10

Break-even live

Break-even rent $4,213

Max offer price $513,225

Occupancy floor 95%

Sensitivity live

Price	-10% $281	-5% $136	+0% $-10	+5% $-156	+10% $-302
Rent	-10% $-342	-5% $-176	+0% $-10	+5% $156	+10% $322
Rate	-1.0pp $249	-0.5pp $121	base $-10	+0.5pp $-143	+1.0pp $-279

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3006 Pump Station Ln Durham, NC	4.0	4.0	2700	$4,200	$1.56	25d	1	0.54mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 28 events

1. 2026-05-22
   status Pending
2. 2026-05-14
   listed $515,000 Active
3. 2023-12-12
   price $179,900 294-char remark

   Show marketing remark (294 chars)

   BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

4. 2017-07-19
   historical
5. 2017-06-16
   price $274,900
6. 2017-04-11
   listed $279,900 Active
7. 2017-04-07
   historical
8. 2017-02-21
   listed $279,900 Active
9. 2017-02-11
   historical
10. 2016-10-18
    price $284,900
11. 2016-08-12
    price $288,500
12. 2016-08-11
    listed $283,500 Active
13. 2007-05-01
    soldstatus $225,000
14. 2007-04-30
    soldstatus $225,000
15. 2007-03-26
    historical
16. 2006-06-20
    listed $229,900
17. 2006-06-19
    historical
18. 2006-04-10
    listed $244,900
19. 2000-06-30
    soldstatus $181,900 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

20. 2000-06-30
    soldstatus $181,900 Sold 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

21. 2000-06-30
    price $215,000 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

22. 2000-06-30
    soldstatus $181,900 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

23. 2000-06-30
    soldstatus $182,000

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

24. 1999-07-27
    listed $179,900 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

25. 1999-07-27
    listed $179,900 294-char remark

    Show marketing remark (294 chars)

    BACK ON THE MARKET WITH A NEW PRICE! SHOWS LIKE NEW AND READY TO MOVE IN SELLER IS VERY MOTIVATED AND WILL LOOK AT ALL OFFERS. NICE KITCHEN FEATURES, VAULTED CEILINGS W/ PLANT SHELVES IN EACH BEDROOM. NICE FLAT LOT WITH LARGE BACKYARD. 2-CAR GARAGE. BEST PRICE FOR THE SIZE IN THE NEIGHBORHOOD!

26. 1997-08-20
    soldstatus $169,500
27. 1995-01-27
    soldstatus $164,500
28. 1994-04-29
    soldstatus $22,500

ⓘ 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: $4,821 · $402/mo
• Projected year-2 tax: $4,821 · $402/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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,400
• − Mortgage interest: −$28,848
• − Property taxes: −$4,821
• − Insurance: −$2,575
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − HOA: −$132
• − Depreciation: −$14,982
• Taxable loss: −$9,022
• Est. tax savings @ 24.0%: +$2,165
• After-tax cash flow: $2,045/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
• City population: 288,747
• Population (ZIP): 23,541

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 0.55)
• Race & ethnicity: White 63% Black 20% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 9% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 8% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -330.00%
• Current HPI: 235.8036
• Rent YoY: —
• Metro: —
• 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

+2188.9% since first listed

28 events — show timeline

• 2026-05-22 Pending — TMLS
• 2026-05-14 Listed $515,000 TMLS
• 2023-12-12 Price Changed $179,900 TMLS
• 2017-07-19 Listing Removed — TMLS
• 2017-06-16 Price Changed $274,900 TMLS
• 2017-04-11 Listed $279,900 TMLS
• 2017-04-07 Listing Removed — TMLS
• 2017-02-21 Listed $279,900 TMLS
• 2017-02-11 Listing Removed — TMLS
• 2016-10-18 Price Changed $284,900 TMLS
• 2016-08-12 Price Changed $288,500 TMLS
• 2016-08-11 Listed $283,500 TMLS
• 2007-05-01 Sold (Public Records) $225,000 Public Records
• 2007-04-30 Sold (MLS) $225,000 TMLS
• 2007-03-26 Listing Removed — TMLS
• 2006-06-20 Listed $229,900 TMLS
• 2006-06-19 Listing Removed — TMLS
• 2006-04-10 Listed $244,900 TMLS
• 2000-06-30 Sold (Public Records) $182,000 Public Records
• 2000-06-30 Sold (MLS) $181,900 AMLSNC
• 2000-06-30 Price Changed $215,000 TMLS
• 2000-06-30 Sold (MLS) $181,900 TMLS
• 2000-06-30 Sold (MLS) $181,900 TMLS
• 1999-07-27 Listed $179,900 AMLSNC
• 1999-07-27 Listed $179,900 TMLS
• 1997-08-20 Sold (Public Records) $169,500 Public Records
• 1995-01-27 Sold (Public Records) $164,500 Public Records
• 1994-04-29 Sold (Public Records) $22,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,821 · +27.8% YoY. Source: county tax records.