1212 Truman St · Durham, NC 27701

$210,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 19 Days on market

Built 1971 6,970 sqft lot Est $258k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Durham home has one story. This home has been virtually staged to illustrate its potential.

Key facts

• Access to shopping
• Spacious lot
• Access to dining

Tags

• SPACIOUS LOT
• ACCESS TO MAJOR HIGHWAYS
• ACCESS TO SHOPPING
• ACCESS TO DINING
• ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: One open parking space
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built as a house (1,003 listed living area)
• Exterior features: Public-maintained road access; Zoned R-5

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $62 ($747/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (12.1% below list).
• Recommended offer: $185k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Pearsontown Elementary (math 64% / reading 73%, grade B+, #111 of 1,410 statewide, top 8%, 726 students, 27% FRL); Lowe'S Grove Middle (math 13% / reading 22%, grade F, #445 of 475 statewide, top 94%, 700 students, 75% FRL); Hillside High (math 31% / reading 32%, grade F, #449 of 535 statewide, top 85%, 1,526 students, 100% FRL).
• Market conditions: Rents rising (+3.2%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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.

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 $184,623 (12.1% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $258,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Rosewood St	0.22mi	3/1.0	952 (-5%)	1mo	$245,200	$258	81
1518 Rosewood St	0.26mi	2/2.0 (-1)	957 (-4%)	3mo	$255,000	$266	69
2008 Matilene Ave	0.50mi	3/1.0	975 (-2%)	8mo	$260,000	$267	66
802 Cox Ave	0.55mi	2/2.0 (-1)	1,002 (+0%)	3mo	$253,000	$252	63
1811 Capps St	0.55mi	3/2.0	975 (-2%)	6mo	$272,000	$279	61
1201 Bacon St	0.31mi	3/1.5	1,133 (+13%)	1mo	$260,000	$229	61
429 Eugene St	0.63mi	3/1.0	919 (-8%)	3mo	$243,000	$264	55
2018 Athens Ave	0.57mi	3/2.0	1,068 (+7%)	8mo	$274,500	$257	52
901 Dupree St	0.49mi	2/1.0 (-1)	891 (-11%)	6mo	$190,000	$213	49
2200 Wyman Pl	0.74mi	3/2.0	1,070 (+7%)	5mo	$321,900	$301	46
810 Corona St	0.69mi	3/1.0	1,123 (+12%)	2mo	$240,000	$214	46
627 Price Ave	0.69mi	2/1.0 (-1)	902 (-10%)	5mo	$146,000	$162	42

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-29,602
• Equity at exit: $31,312

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-18,773
• Equity at exit: $18,157

Cash invested: $58,800 (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 27701

• Rents YoY: 3.2%
• Active inventory: 198
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$207 /mo · $2,490/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $62

Break-even live

Break-even rent $1,767

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $122	+0% $62	+5% $3	+10% $-57
Rent	-10% $-84	-5% $-11	+0% $62	+5% $135	+10% $208
Rate	-1.0pp $168	-0.5pp $116	base $62	+0.5pp $8	+1.0pp $-47

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Dayton St Durham, NC	2.0	1.5	1050	$1,350	$1.29	15d	1	0.20mi
1107 Dayton St Durham, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	0.20mi
1002 Bacon St Durham, NC	3.0	2.0	1028	$1,850	$1.80	25d	1	0.21mi
1515 S Alston Ave Durham, NC	4.0	2.0	1400	$2,580	$1.84	25d	1	0.28mi
1313 S Alston Ave Durham, NC	3.0	1.0	1350	$1,750	$1.30	15d	1	0.35mi
1301 S Alston Ave Durham, NC	2.0	1.0	994	$1,495	$1.50	15d	1	0.37mi
1012 S Alston Ave Apt C Durham, NC	2.0	1.0	750	$1,150	$1.53	25d	1	0.48mi
704 Bacon St Durham, NC	2.0	1.0	744	$1,495	$2.01	25d	1	0.50mi
813 Dupree St Durham, NC	2.0	2.0	1027	$1,650	$1.61	15d	1	0.51mi
520 Cecil St Durham, NC	3.0	1.0	900	$1,800	$2.00	15d	1	0.59mi
1000 Linwood Ave Durham, NC	3.0	2.0	1150	$2,400	$2.09	15d	1	0.65mi
515 Burlington Ave Unit A Durham, NC	2.0	1.0	763	$1,200	$1.57	25d	1	0.66mi
827 Elmira Ave Durham, NC	3.0	1.0	1218	$1,630	$1.34	25d	1	0.84mi
901 Elmira Ave Durham, NC	3.0	1.0	960	$1,595	$1.66	15d	1	0.85mi
701 Grant St Durham, NC	3.0	2.0	1145	$1,850	$1.62	25d	1	0.85mi
411 Dunstan Ave Durham, NC	3.0	2.0	1091	$2,500	$2.29	25d	1	0.86mi
2305 Fitzgerald Ave Durham, NC	3.0	2.5	1408	$2,000	$1.42	25d	1	0.88mi
401 Moline St Durham, NC	4.0	2.0	1288	$1,995	$1.55	25d	1	0.91mi
514 E Umstead St Durham, NC	3.0	2.0	1134	$1,625	$1.43	25d	1	0.94mi
2727 Atlantic St Durham, NC	3.0	1.0	1036	$1,595	$1.54	15d	1	1.01mi
2113 Angier Ave Apt B Durham, NC	2.0	1.0	925	$1,300	$1.41	25d	1	1.02mi
1819 Cecil St Durham, NC	3.0	2.0	1105	$1,795	$1.62	25d	1	1.07mi
1809 E Main St Durham, NC	3.0	1.0	1200	$1,700	$1.42	15d	1	1.10mi
3 Fisher Pl Durham, NC	2.0	1.5	752	$1,100	$1.46	25d	1	1.11mi
2418 Owen St Unit A Durham, NC	2.0	1.0	750	$1,195	$1.59	15d	1	1.12mi
518 Boone St Unit 103 Durham, NC	2.0	1.0	850	$1,095	$1.29	15d	1	1.16mi
412 E Pilot St Durham, NC	1.0–2.0	1.0	643	$1,075	$1.67	25d	6	1.22mi
1114 South St Durham, NC	3.0	2.5	1418	$3,000	$2.12	25d	1	1.28mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	25d	1	1.28mi
406 N Hyde Park Ave Durham, NC	3.0	1.0	1160	$1,730	$1.49	23d	1	1.33mi
703 S Roxboro St Durham, NC	2.0	1.0–2.0	1113	$1,696	$1.52	25d	16	1.34mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	15d	29	1.34mi
1921 Edgerton Dr Durham, NC	3.0	1.0	1305	$2,800	$2.15	25d	1	1.40mi
504 E Pettigrew St Durham, NC	2.0	1.0–2.0	1025	$2,219	$2.16	15d	35	1.40mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	23d	30	1.40mi
401 Sparella St Durham, NC	3.0	2.0	1046	$1,620	$1.55	15d	1	1.45mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	15d	40	1.45mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	15d	21	1.45mi
464 E Pettigrew St Durham, NC	2.0	2.0	1091	$2,786	$2.55	15d	1	1.46mi
603 N Elm St Unit A Durham, NC	3.0	2.0	1200	$1,495	$1.25	25d	1	1.46mi

Listing history 13 events

1. 2026-06-22
   days on market $210,000 Active 19 DOM
2. 2026-06-18
   days on market $210,000 Active 16 DOM
3. 2026-06-17
   days on market $210,000 Active 15 DOM
4. 2026-06-16
   days on market $210,000 Active 14 DOM
5. 2026-06-15
   days on market $210,000 Active 13 DOM
6. 2026-06-14
   days on market $210,000 Active 11 DOM
7. 2026-06-10
   days on market $210,000 Active 8 DOM
8. 2026-06-09
   days on market $210,000 Active 7 DOM
9. 2026-06-08
   days on market $210,000 Active 6 DOM
10. 2026-06-07
    days on market $210,000 Active 5 DOM
11. 2026-06-05
    days on market $210,000 Active 2 DOM
12. 2026-06-03
    remarks 508-char remark
13. 2026-06-03
    listed $210,000 Active 1 DOM

ⓘ 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: $2,490 · $207/mo
• Projected year-2 tax: $2,490 · $207/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: $22,155
• − Mortgage interest: −$11,763
• − Property taxes: −$2,490
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,109
• Taxable loss: −$2,802
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,420/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): 24,793
• Household income: $69,740
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 1402.0

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 0.69)
• Race & ethnicity: White 40% Black 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% German/W. Germanic 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: ▼ -272.19%
• Current HPI: 347.5371
• Rent YoY: ▲ 3.25%
• 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

+167.5% since first listed

29 events — show timeline

• 2026-06-02 Listed $210,000 TMLS
• 2025-04-16 Rental Removed $1,175 RENT.
• 2025-04-05 Price Changed $1,175 RENT.
• 2025-03-28 Price Changed $1,225 RENT.
• 2025-03-22 Listed for Rent $1,299 RENT.
• 2025-03-14 Rental Removed $1,349 RENT.
• 2025-03-14 Price Changed $1,349 RENT.
• 2025-02-15 Price Changed $1,399 RENT.
• 2025-02-14 Listed for Rent $1,449 RENT.
• 2024-11-26 Rental Removed $1,449 RENT.
• 2024-11-16 Price Changed $1,449 RENT.
• 2024-10-28 Listing Removed — TMLS
• 2024-10-20 Listed for Rent $1,499 RENT.
• 2024-09-28 Price Changed $240,000 TMLS
• 2024-08-07 Listed $249,500 TMLS
• 2024-07-08 Rental Removed $1,525 RENT.
• 2024-07-07 Listed for Rent $1,525 RENT.
• 2022-06-08 Sold (Public Records) $205,000 Public Records
• 2022-06-08 Sold (MLS) $205,000 AMLSNC
• 2022-06-08 Sold (MLS) $205,000 TMLS
• 2022-05-25 Pending — TMLS
• 2022-05-20 Price Changed $219,000 TMLS
• 2022-05-06 Price Changed $228,000 TMLS
• 2022-03-18 Price Changed $232,000 TMLS
• 2022-02-03 Listed $219,000 AMLSNC
• 2022-02-03 Listed $235,000 TMLS
• 2022-01-24 Sold (Public Records) $194,500 Public Records
• 2001-07-27 Listing Removed — TMLS
• 2001-02-03 Listed $78,500 TMLS

Property tax history

+7.5%/yr

Latest (2025): $2,490 · +85.6% YoY. Source: county tax records.