1306 Rosewood St · Durham, NC 27701

$215,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 85 Days on market

Built 1950 0.25 ac lot Est $260k · 17% 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 +14.8/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $59 ($713/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 $171k (20.4% below list).
• Recommended offer: $171k (20.4% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 85 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $215k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $171,239 (20.4% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.80% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $259,776
• 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 (-3%)	1mo	$245,200	$258	84
802 Cox Ave	0.25mi	2/2.0 (-1)	1,002 (+2%)	3mo	$253,000	$252	74
1518 Rosewood St	0.25mi	2/2.0 (-1)	957 (-3%)	3mo	$255,000	$266	72
901 Dupree St	0.19mi	2/1.0 (-1)	891 (-10%)	6mo	$190,000	$213	65
429 Eugene St	0.47mi	3/1.0	919 (-7%)	3mo	$243,000	$264	65
1207 Grant St	0.28mi	3/2.0	1,056 (+7%)	10mo	$300,000	$284	62
1010 Cole St	0.55mi	3/2.0	1,041 (+6%)	1mo	$275,000	$264	60
627 Price Ave	0.39mi	2/1.0 (-1)	902 (-8%)	5mo	$146,000	$162	58
404 Cecil St	0.64mi	2/1.5 (-1)	1,001 (+2%)	8mo	$298,000	$298	54
1605 Nixon St	0.64mi	3/1.0	1,045 (+6%)	10mo	$282,000	$270	52
901 Linwood Ave	0.41mi	2/2.5 (-1)	1,075 (+9%)	9mo	$275,000	$256	47
214 Moline St	0.74mi	2/2.0 (-1)	888 (-10%)	2mo	$327,000	$368	38

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-30,716
• Equity at exit: $32,057

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-20,470
• Equity at exit: $18,589

Cash invested: $60,200 (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 27701

• Rents YoY: 3.2%
• Active inventory: 198
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $59

Break-even live

Break-even rent $1,637

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $120	+0% $59	+5% $-1	+10% $-62
Rent	-10% $-76	-5% $-8	+0% $59	+5% $127	+10% $195
Rate	-1.0pp $168	-0.5pp $114	base $59	+0.5pp $4	+1.0pp $-53

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 S Alston Ave Durham, NC	2.0	1.0	994	$1,495	$1.50	15d	1	0.08mi
1107 Dayton St Durham, NC	2.0	1.5	1050	$1,350	$1.29	15d	1	0.15mi
1107 Dayton St Durham, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	0.15mi
1012 S Alston Ave Apt C Durham, NC	2.0	1.0	750	$1,150	$1.53	25d	1	0.21mi
813 Dupree St Durham, NC	2.0	2.0	1027	$1,650	$1.61	15d	1	0.22mi
520 Cecil St Durham, NC	3.0	1.0	900	$1,800	$2.00	15d	1	0.42mi
1002 Bacon St Durham, NC	3.0	2.0	1028	$1,850	$1.80	25d	1	0.45mi
704 Bacon St Durham, NC	2.0	1.0	744	$1,495	$2.01	25d	1	0.52mi
515 Burlington Ave Unit A Durham, NC	2.0	1.0	763	$1,200	$1.57	25d	1	0.52mi
411 Dunstan Ave Durham, NC	3.0	2.0	1091	$2,500	$2.29	25d	1	0.56mi
3 Fisher Pl Durham, NC	2.0	1.5	752	$1,100	$1.46	25d	1	0.81mi
1819 Cecil St Durham, NC	3.0	2.0	1105	$1,795	$1.62	25d	1	0.81mi
2727 Atlantic St Durham, NC	3.0	1.0	1036	$1,595	$1.54	15d	1	0.90mi
901 Elmira Ave Durham, NC	3.0	1.0	960	$1,595	$1.66	15d	1	0.91mi
703 S Roxboro St Durham, NC	2.0	1.0–2.0	1113	$1,696	$1.52	25d	16	1.04mi
2113 Angier Ave Apt B Durham, NC	2.0	1.0	925	$1,300	$1.41	25d	1	1.07mi
510 E Pettigrew St Durham, NC	3.0	1.0–2.0	996	$3,130	$3.14	15d	29	1.08mi
412 E Pilot St Durham, NC	1.0–2.0	1.0	643	$1,075	$1.67	25d	6	1.13mi
504 E Pettigrew St Durham, NC	2.0	1.0–2.0	1025	$2,219	$2.16	15d	35	1.14mi
504 E Pettigrew St Durham, NC	3.0	1.0–2.0	1092	$2,528	$2.32	23d	30	1.14mi
800 Fargo St Unit B1 Durham, NC	2.0	2.0	1112	$1,780	$1.60	25d	1	1.18mi
441 S Dillard St Durham, NC	1.0–3.0	1.0–2.5	1153	$3,389	$2.94	15d	21	1.18mi
464 E Pettigrew St Durham, NC	2.0	2.0	1091	$2,786	$2.55	15d	1	1.20mi
500 E Main St Durham, NC	3.0	1.0–2.0	1002	$3,556	$3.55	15d	40	1.21mi
2418 Owen St Unit A Durham, NC	2.0	1.0	750	$1,195	$1.59	15d	1	1.22mi
518 Boone St Unit 103 Durham, NC	2.0	1.0	850	$1,095	$1.29	15d	1	1.28mi
511 S Mangum St Durham, NC	3.0	1.0–2.0	1159	$4,115	$3.55	15d	29	1.31mi
2312 S Roxboro St Durham, NC	2.0	1.0	750	$1,145	$1.53	25d	1	1.32mi
2314 S Roxboro St Durham, NC	2.0	1.0	750	$1,145	$1.53	25d	1	1.32mi
2314 S Roxboro St Unit A Durham, NC	2.0	1.0	750	$1,170	$1.56	25d	1	1.32mi
2408 Hart St Durham, NC	3.0	1.0	960	$1,445	$1.51	25d	1	1.33mi
721 Liberty St Unit C Durham, NC	2.0	1.0	800	$1,495	$1.87	25d	1	1.33mi

Listing history 10 events

1. 2026-03-10
   status Pending
2. 2026-02-17
   price $215,000
3. 2025-12-15
   listed $235,000 Active
4. 2025-11-25
   historical $235,000
5. 2004-07-12
   soldstatus $63,000 157-char remark

   Show marketing remark (157 chars)

   Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

6. 2004-07-12
   soldstatus $63,000 157-char remark

   Show marketing remark (157 chars)

   Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

7. 2004-03-05
   soldstatus $63,000
8. 2004-01-30
   historical 157-char remark

   Show marketing remark (157 chars)

   Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

9. 2003-08-07
   listed $69,900 157-char remark

   Show marketing remark (157 chars)

   Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

10. 2003-08-07
    listed $69,900 157-char remark

    Show marketing remark (157 chars)

    Attractive 3 BR starter or investment property near NCCU. Minutes from 147 and downtown Durham, convenient to public transportation. Nice quiet neighborhood.

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$847/yr (+$71/mo · 92.5%)

ⓘ 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 ≥106°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: $20,549
• − Mortgage interest: −$12,043
• − Property taxes: −$916
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$6,255
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $1,440/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

+207.6% since first listed

10 events — show timeline

• 2026-03-10 Pending — TMLS
• 2026-02-17 Price Changed $215,000 TMLS
• 2025-12-15 Listed $235,000 TMLS
• 2025-11-25 Coming Soon $235,000 TMLS
• 2004-07-12 Sold (MLS) $63,000 AMLSNC
• 2004-07-12 Sold (MLS) $63,000 TMLS
• 2004-03-05 Sold (Public Records) $63,000 Public Records
• 2004-01-30 Listing Removed — TMLS
• 2003-08-07 Listed $69,900 AMLSNC
• 2003-08-07 Listed $69,900 TMLS

Property tax history

+2.0%/yr

Latest (2023): $916 · +2.3% YoY. Source: county tax records.