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8 Kingston Mill Ct
Durham, NC

8 Kingston Mill Ct

$199,000
3 bd • 1 ba • 1,050 sf

This analysis was generated by artificial intelligence on 1/29/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$199,000

Price/Sq.Ft

$190

Year Built

1990

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• The property's location, just minutes' walk to downtown Durham, Golden Belt, and other popular locations, is a major selling point, offering convenience and access to amenities, entertainment, and employment centers. This is a unique benefit for those who want to live in the city without the high cost of living in the more affluent neighborhoods. • The recent renovations to the kitchen and bathroom, including new white shaker cabinets, appliances, shower, vanity, and fixtures, add significant value and appeal to the property. This means that buyers won’t need to immediately invest in updates. • The roof is less than 5 years old, which reduces the likelihood of needing a costly replacement in the near future. This adds to the value and reduces maintenance concerns. • The property has a minimal flood risk (1/10) and minimal fire risk (1/10), which are favorable for insurance rates and peace of mind. This is a significant positive compared to properties located in higher-risk areas. • The property is located in an area with highly rated schools: R N Harris Elementary (8/10), Rogers-Herr Middle (8/10), and J D Clement Early College High School (10/10). This makes it attractive to families with children.

The Bad

• The property is a 1990 ranch home which is older and may require more maintenance. The age of the home means that although the kitchen and bathroom have been updated and the roof is less than 5 years old, there may be underlying issues that will require attention. • The single bathroom may be a drawback for some buyers, especially families with children. This may decrease the appeal of the home to certain demographics. • The home is only 1,050 square feet, which may be too small for some buyers, particularly those accustomed to larger homes. The square footage is below average for single family homes in the area. • While the price per square foot ($189.52) is reasonable, the overall price of $199,000 may still be high for some buyers, especially considering the size and age of the home. • The property has major wind risk (6/10), which means higher insurance costs and potential damage during storms. This is a significant downside compared to properties with lower wind risk.

The Ugly

• The property has a major heat risk (6/10) with a 98th percentile temperature of 105°F and 7 hot days per year, which could lead to higher energy costs for cooling during the summer months. This is a concern for those sensitive to high temperatures or looking for energy-efficient homes. • The listed insurance cost of $716.4/year is likely an underestimate due to the major wind risk (6/10), which can significantly increase insurance premiums. This means that the actual cost of homeownership may be higher than initially estimated. The actual cost is likely closer to $1,200-$1,500 per year. • The property's age (built in 1990) means that there may be potential issues with older systems (plumbing, electrical, HVAC) that could require costly repairs or replacements in the future, even with recent renovations. A thorough home inspection is crucial. • The lack of specific room details and interior photos means that the buyer is going in without a lot of information. It can be difficult to assess the condition of the home without these details. • The local market context indicates a high level of competition and potential bidding wars, which could lead to buyers overpaying for the property. The current market cycle in Durham is very competitive and requires a buyer who is prepared to act quickly and decisively.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• First-time homebuyers seeking an affordable entry point into the Durham market, particularly those comfortable with a smaller home and who want to be close to downtown amenities. The price point of $199,000 makes this property accessible for those with moderate incomes, especially when compared to the median home price in Durham. • Individuals or couples who value walkability and proximity to downtown Durham, Golden Belt, and other popular locations. The property’s location offers easy access to entertainment, dining, and cultural attractions, making it appealing for those who enjoy an urban lifestyle. • Investors looking for a rental property with a potential monthly income of $1669, as indicated by the local market rental rate for a three-bedroom unit. The property's recent renovations and low flood/fire risk make it attractive with lower maintenance costs. • Buyers who appreciate recent renovations and are seeking a move-in ready home. The new kitchen and bathroom with white shaker cabinets, appliances, new shower, vanity, and fixtures provide a modern and attractive living space without the need for immediate upgrades. • Buyers with a moderate risk tolerance, comfortable with the heat and wind risks, who can secure adequate insurance coverage. The property's low flood and fire risk are strong positives, and the wind risk can be mitigated with proper planning and insurance.

Not For

• Buyers seeking a larger home with multiple bathrooms. At 1,050 square feet with only one bathroom, this home may not be suitable for larger families or those requiring more space. The square footage is considerably lower than the average Durham single-family home. • Buyers who are highly sensitive to heat or prefer a low-risk climate profile. The major heat risk (6/10) and the 7 hot days per year may be uncomfortable for some, and the major wind risk could cause anxiety to some buyers. This risk will require a more expensive insurance policy. • Buyers who are not comfortable with older homes, despite recent renovations. While the kitchen and bathroom have been updated, the underlying structure is from 1990, and may require more maintenance than a newer home. • Buyers who prefer a suburban or rural setting. While close to downtown, the property may not offer the same level of quiet and space as a suburban or rural property. This property is more for city dwellers.
Demographics
Area Median Income

$51,240

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Risk Assessment

Climate Risks

heatMAJOR

7 extreme heat days per year

98th percentile: 105°F

windMAJOR

Insurance: Required

airMINOR

1 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

• The property's age (built in 1990) means that while the kitchen and bathroom are new and the roof is less than 5 years old, there may be hidden issues with plumbing, electrical, or foundation that could require future maintenance. A thorough home inspection is highly recommended. • Although the flood and fire risks are minimal (1/10), the major wind risk (6/10) poses a potential hazard requiring a more expensive insurance policy. This could increase the total cost of ownership. • While the location near downtown Durham is desirable, it may also mean higher property taxes and potential noise or traffic issues. Buyers should research the specific tax rates and consider the potential for noise from nearby areas. • The rapid growth and development in Durham can lead to increased traffic and potential construction nearby. Buyers should consider how these factors could impact their daily lives and property value. • The local market context indicates strong competition and potential bidding wars. Buyers may need to be prepared to make a strong offer and potentially pay above the asking price.
Insurance
Annual Cost

$716

$60 per month

Financials

Monthly Costs
Market Rent (3 bed)

$1,669

Get a detailed rental estimate on Zillow®

Property Taxes

$1,642
2024 Tax Assessment
6.5%from previous year
Assessed Value$117,680
Tax Rate1.39%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$158,500

-20.4% below list price

Median Price

$165,000

Based on 6 recent sales

Price per Sq.Ft

$168

Comparable Properties

411 Dunstan Avenue, Durham, NC 27707
Price: $165,000
Sq.Ft: 978
Beds/Baths: 3/1
$/Sq.Ft:
$16911.0%
Sale Date: 8/8/2024
411 Dunstan Avenue, Durham, NC 27707
Price: $165,000
Sq.Ft: 978
Beds/Baths: 3/1
$/Sq.Ft:
$16911.0%
Sale Date: 8/8/2024
1108 N Driver Street, Durham, NC 27701
Price: $195,000
Sq.Ft: 974
Beds/Baths: 2/1
$/Sq.Ft:
$2005.6%
Sale Date: 8/2/2024
1108 N Driver Street, Durham, NC 27701
Price: $195,000
Sq.Ft: 974
Beds/Baths: 2/1
$/Sq.Ft:
$2005.6%
Sale Date: 8/2/2024
808 S Plum Street, Durham, NC 27701
Price: $115,500
Sq.Ft: 850
Beds/Baths: 3/1
$/Sq.Ft:
$13628.3%
Sale Date: 9/13/2024
808 S Plum Street, Durham, NC 27701
Price: $115,500
Sq.Ft: 850
Beds/Baths: 3/1
$/Sq.Ft:
$13628.3%
Sale Date: 9/13/2024

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