728 Durham St · Burlington, NC 27217

$99,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1950 5,227 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong upside potential in a growing Burlington neighborhood. This 2-bedroom, 1-bath home offers approximately 960 square feet of living space and features a large attic that may provide opportunities for additional living space, subject to buyer verification and approvals. The property primarily needs exterior improvements, making it an attractive option for investors, renovators, or buyers looking to build equity. Whether you& apos; re seeking a rental property, renovation project, or affordable homeownership opportunity, this property offers flexibility and value at an accessible price point. Conveniently located near downtown Burlington, shopping, dining, schoo

Key facts

• 5,227 sq ft lot
• 50 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.3% vs local median 3.6% in Burlington — 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 70/100 on livability (#123 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, schools F, crime F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 273 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,466 units permitted in Alamance County in 2024 (403 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $99k implies a 560% 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: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1950 — 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 F-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: 1.30% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $202,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Hall Ave	0.43mi	2/1.0	919 (-4%)	3mo	$68,000	$74	70
525 Lakeside Ave	0.31mi	2/1.0	861 (-10%)	3mo	$85,000	$99	66
318 Lakeside Ave	0.31mi	2/1.0	831 (-13%)	2mo	$175,000	$211	62
1112 W Webb Ave	0.41mi	3/1.0 (+1)	1,036 (+8%)	2mo	$185,000	$179	61
1412 Tarleton Ave	0.62mi	3/1.0 (+1)	906 (-6%)	2mo	$205,000	$226	55
1204 Wallace St	0.65mi	2/1.0	900 (-6%)	6mo	$180,000	$200	55
913 Gorrel St	0.39mi	2/2.0	1,064 (+11%)	6mo	$155,000	$146	55
1322 Elm St	0.50mi	3/1.5 (+1)	865 (-10%)	1mo	$205,000	$237	52
424 Jeffries St	0.66mi	3/1.5 (+1)	916 (-5%)	3mo	$175,000	$191	52
444 Jeffries St	0.66mi	3/1.5 (+1)	908 (-5%)	2mo	$195,000	$215	52
1414 Tarleton Ave	0.61mi	2/1.0	819 (-15%)	1mo	$186,500	$228	46
602 Mitchell St	0.64mi	2/1.0	817 (-15%)	1mo	$183,000	$224	44

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 · 1.06% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $7,769
• Equity at exit: $14,761

10-year hold

• IRR: 15.0%
• Equity multiple: 2.11×
• Total profit: $30,801
• Equity at exit: $8,560

Cash invested: $27,720 (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 27217

• Home prices YoY: -22.3%
• Rents YoY: 1.1%
• Active inventory: 273
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$519
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $413

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Attica St Burlington, NC	2.0	1.0	855	$1,245	$1.46	13d	1	0.26mi
525 Lakeside Ave Burlington, NC	3.0	1.0	975	$1,300	$1.33	21d	1	0.29mi
654 Lakeside Ave Unit 654 Burlington, NC	2.0	1.0	830	$1,125	$1.36	13d	1	0.32mi
1000 Camden St Burlington, NC	2.0	1.0	600	$1,095	$1.82	13d	1	0.49mi
1322 Elm St Burlington, NC	3.0	1.5	848	$1,550	$1.83	13d	1	0.51mi
1128 Ava St Burlington, NC	2.0	1.0	900	$1,200	$1.33	13d	1	0.52mi
1331 Elm St Burlington, NC	3.0	1.0	950	$1,475	$1.55	21d	1	0.58mi
317 Caswell St Unit 2 Burlington, NC	1.0	1.0	650	$750	$1.15	21d	1	0.59mi
511 W Davis St Burlington, NC	2.0	2.0	840	$2,395	$2.85	21d	1	0.62mi
306 N Ireland St Unit 306 Burlington, NC	2.0	1.0	807	$1,250	$1.55	21d	1	0.79mi
1615 Cadiz St Burlington, NC	2.0	1.0	1100	$1,200	$1.09	21d	1	0.81mi
939-941 S Church St Unit 939 Burlington, NC	1.0	1.0	583	$995	$1.71	21d	1	0.95mi
607 N Main St Unit 609 Burlington, NC	1.0	1.0	568	$850	$1.50	21d	1	1.01mi
1515 Woodland Ave Burlington, NC	3.0	2.0	1101	$1,500	$1.36	13d	1	1.04mi
824 Chandler Ave Burlington, NC	2.0	1.0	750	$1,275	$1.70	13d	1	1.08mi
131 Carolina Ave Burlington, NC	2.0	1.0	900	$1,295	$1.44	21d	1	1.10mi
321 E 5th St Burlington, NC	1.0	1.0	700	$850	$1.21	21d	1	1.17mi
910 N Main St Unit A Burlington, NC	2.0	2.0	1100	$1,395	$1.27	13d	1	1.18mi
805 S Broad St Burlington, NC	2.0	1.0	779	$1,100	$1.41	21d	1	1.18mi
102-A/B W Summit Ave Unit B Burlington, NC	1.0	1.0	750	$895	$1.19	13d	1	1.22mi
516 Maple Ave Unit B Burlington, NC	1.0	1.0	869	$850	$0.98	21d	1	1.29mi
109 Craig St Unit 109-F Burlington, NC	2.0	1.0	750	$1,095	$1.46	13d	1	1.31mi
1016 Washington St Unit A Burlington, NC	1.0	1.0	650	$775	$1.19	21d	1	1.33mi
916 Harris St Burlington, NC	1.0	1.0	601	$895	$1.49	21d	1	1.36mi
411 S Saint John St Burlington, NC	1.0	1.0	700	$1,100	$1.57	21d	1	1.38mi
1016 Grace Ave Burlington, NC	3.0	1.0	994	$1,245	$1.25	21d	1	1.40mi
1055 Baldwin Ridge Rd Burlington, NC	1.0–3.0	1.0–2.0	1025	$1,512	$1.48	13d	19	1.47mi

Listing history 12 events

1. 2026-06-19
   days on market $99,000 Active 8 DOM
2. 2026-06-18
   days on market $99,000 Active 7 DOM
3. 2026-06-17
   days on market $99,000 Active 6 DOM
4. 2026-06-16
   days on market $99,000 Active 5 DOM
5. 2026-06-15
   days on market $99,000 Active 4 DOM
6. 2026-06-14
   days on market $99,000 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $99,000 Active 1 DOM
8. 2026-06-10
   days on market $75,000 Active 4 DOM
9. 2026-06-09
   days on market $75,000 Active 3 DOM
10. 2026-06-08
    days on market $75,000 Active 2 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $75,000 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: $489 · $41/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$323/yr (+$27/mo · 66.1%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,404
• − Mortgage interest: −$5,546
• − Property taxes: −$489
• − Insurance: −$495
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,880
• Taxable income: $3,530
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,108/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Burlington

• Score: 70/100
• State rank: #123
• US rank: #7396

Category grades

Amenities F Commute D+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NC
• County: Alamance County · 173,369 people
• City population: 88,508
• Metro: Burlington, NC
• Population (ZIP): 41,406
• Household income: $51,950
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1040.0

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Black 29% Hispanic / Latino 29% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.45%
• Current HPI: 259.8107
• Rent YoY: ▲ 1.06%
• Metro: Burlington, 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

+212.5% since first listed

3 events — show timeline

• 2026-06-07 Listed $75,000 FSBO.com
• 2012-12-14 Sold (Public Records) $15,000 Public Records
• 1987-10-09 Sold (Public Records) $24,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $489 · +102.2% YoY. Source: county tax records.