708 S Roxboro St · Durham, NC 27707

$280,000

4 bd · 3.0 ba · 1,925 sqft · MultiFamily public records · 3 Days on market

Built 1930 6,534 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Rare investor opportunity steps from the heart of Downtown Durham. This 1930-built, two-level property at 708 S Roxboro Street sits on a publicly maintained road with immediate access to the American Tobacco Trail, Durham Bulls Athletic Park, DPAC, and the American Tobacco Campus -- one of the most walkable and in-demand corridors in the Triangle. The current configuration features two self-contained units, each with a private entrance, kitchen, living area, and primary bedroom -- offering flexibility for a full gut renovation, a duplex income play, or a single-family conversion. Two electric meters are already in place. Hardwood floors, crawlspace foundation, and a Colonial two-story footp

Key facts

• Two electric meters
• Private entrance
• Access to dpac

Tags

• PUBLICLY MAINTAINED ROAD
• ACCESS TO DPAC
• TWO SELF-CONTAINED UNITS
• PRIVATE ENTRANCE
• TWO ELECTRIC METERS
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Zoning: R-3; Lot size about 0.15 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Two levels
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Bedrooms: Total of 6 bedrooms; 3 bedrooms on the main level
• Flooring: Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Hardwood flooring; Linoleum flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Cap rate 9.9% 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: The School For Creative Studies (math 23% / reading 47%, grade F, #426 of 535 statewide, top 80%, 540 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 299 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,905 units permitted in Durham County in 2024 (955 in 5+ unit buildings).
• At $3,504/mo this rent would consume 57% of the median local household income ($74k/yr) (locally 2274% 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 $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $70k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $280k implies a 678% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $280,000

Questions for the listing agent

1. Built in 1930 — 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 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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,941
• Equity at exit: $41,749

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $27,903
• Equity at exit: $24,209

Cash invested: $78,400 (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 27707

• Rents YoY: -1.2%
• Active inventory: 299
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,504 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$341 /mo · $4,089/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $842

Break-even live

Break-even rent $2,438

Max offer price $280,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,504
Total (2 units)			$3,504

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Scout Dr Durham, NC	3.0	2.5	1508	$4,000	$2.65	23d	1	0.18mi
511 S Mangum St Durham, NC	3.0	1.0–2.0	1159	$4,115	$3.55	14d	29	0.31mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	21d	30	0.31mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	14d	21	0.32mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	14d	29	0.34mi
1114 South St Durham, NC	3.0	2.5	1418	$3,000	$2.12	23d	1	0.35mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	14d	40	0.55mi
401 Moline St Durham, NC	4.0	2.0	1288	$1,995	$1.55	23d	1	0.60mi
1006 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	0.67mi
1008 Grant St Durham, NC	4.0	4.0	2201	$3,120	$1.42	23d	1	0.67mi
605 W Main St Durham, NC	3.0	1.0–2.0	977	$3,628	$3.71	14d	48	0.80mi
815 Pauli Murray Pl Durham, NC	3.0	2.5	1450	$3,400	$2.34	23d	1	0.92mi
1313 S Alston Ave Durham, NC	3.0	1.0	1350	$1,750	$1.30	14d	1	1.01mi
318 W Corporation St Durham, NC	3.0	1.0–2.0	900	$3,750	$4.17	14d	55	1.07mi
2305 Fitzgerald Ave Durham, NC	3.0	2.5	1408	$2,000	$1.42	23d	1	1.11mi
701 Washington St Durham, NC	1.0–3.0	1.0–2.0	996	$5,241	$5.26	14d	214	1.14mi
1515 S Alston Ave Durham, NC	4.0	2.0	1400	$2,580	$1.84	23d	1	1.19mi
104 N Hyde Park Ave Durham, NC	3.0	2.5	1980	$3,900	$1.97	23d	1	1.21mi
211 Hargrove St Unit 1300731P Durham, NC	3.0	3.0	2131	$5,298	$2.49	14d	1	1.24mi
1312 N Alston Ave Durham, NC	4.0	2.5	1660	$2,350	$1.42	23d	1	1.32mi
809 Drew St Durham, NC	3.0	2.0	2192	$3,000	$1.37	23d	1	1.37mi
900 Dacian Ave Unit B Durham, NC	3.0	2.0	1550	$2,595	$1.67	23d	1	1.45mi
2003 Ward St Durham, NC	3.0	2.0	1544	$2,700	$1.75	14d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $280,000 Active 3 DOM
2. 2026-06-17
   days on market $280,000 Active 2 DOM
3. 2026-06-16
   price $280,000 Active 1 DOM
4. 2026-06-15
   pricestatusdays on marketlisting id $275,000 Active 1 DOM
5. 2026-05-30
   statusdays on market $310,000 Pending 77 DOM
6. 2026-04-22
   status Active
7. 2026-03-30
   historical
8. 2026-03-03
   status Active
9. 2026-03-03
   price $310,000
10. 2026-02-16
    historical
11. 2026-02-05
    listed $350,000 Active
12. 2026-02-05
    historical $350,000
13. 2025-12-04
    historical
14. 2025-11-17
    price $375,000
15. 2025-11-04
    price $389,000
16. 2025-10-27
    listed $399,000 Active
17. 2025-10-27
    historical
18. 2025-10-27
    listed $399,000 Active
19. 2006-06-21
    soldstatus $36,000
20. 2006-06-21
    soldstatus $36,000
21. 2006-06-21
    soldstatus $36,000
22. 2006-06-08
    historical
23. 2006-01-22
    listed $38,500
24. 2006-01-22
    listed $38,500
25. 1997-10-27
    soldstatus $37,000

ⓘ 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: $4,089 · $341/mo
• Projected year-2 tax: $4,089 · $341/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: $42,048
• − Mortgage interest: −$15,684
• − Property taxes: −$4,089
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,364
• − Management: −$3,364
• − Depreciation: −$8,145
• Taxable income: $6,002
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $8,668/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): 51,274
• Household income: $74,406
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 2274.0

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 0.70)
• Race & ethnicity: White 40% Black 33% Hispanic / Latino 17% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 1% Chinese 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: ▼ -467.75%
• Current HPI: 262.9732
• Rent YoY: ▼ -1.16%
• 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

+737.8% since first listed

20 events — show timeline

• 2026-04-22 Relisted — TMLS
• 2026-03-30 Listing Removed — TMLS
• 2026-03-03 Relisted — TMLS
• 2026-03-03 Price Changed $310,000 TMLS
• 2026-02-16 Listing Removed — TMLS
• 2026-02-05 Listed $350,000 TMLS
• 2026-02-05 Coming Soon $350,000 TMLS
• 2025-12-04 Listing Removed — TMLS
• 2025-11-17 Price Changed $375,000 TMLS
• 2025-11-04 Price Changed $389,000 TMLS
• 2025-10-27 Listed $399,000 TMLS
• 2025-10-27 Listing Removed — TMLS
• 2025-10-27 Listed $399,000 TMLS
• 2006-06-21 Sold (Public Records) $36,000 Public Records
• 2006-06-21 Sold (MLS) $36,000 AMLSNC
• 2006-06-21 Sold (MLS) $36,000 TMLS
• 2006-06-08 Listing Removed — TMLS
• 2006-01-22 Listed $38,500 AMLSNC
• 2006-01-22 Listed $38,500 TMLS
• 1997-10-27 Sold (Public Records) $37,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,089 · +19.5% YoY. Source: county tax records.