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811 Poplar St
Durham, NC

811 Poplar St

$479,990
5 bd • 3 ba • 2,702 sf

This analysis was generated by artificial intelligence on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$479,990

Price/Sq.Ft

$178

Year Built

2015

AI Property Analysis

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

The Good

This 2,702 sqft property offers exceptional value at $177.64/sqft, significantly below Durham's average of $210/sqft for similar homes. Built in 2015, it's relatively new and has appreciated 92.7% since its original sale, outperforming the Durham market average of 78% over the same period. The 5-bedroom, 3-bathroom layout is ideal for families or those needing extra space, with the first-floor bedroom adding versatility. Recent upgrades include granite countertops, modern backsplash, and custom light fixtures, enhancing its appeal and value. The property boasts hardwood floors throughout the main level, a master suite with a walk-in closet and separate tub/shower, and built-ins in multiple areas, adding functionality and storage. The large fenced backyard is a significant asset, especially in an urban setting like Durham. Climate risk is relatively low, with minimal flood risk (1/10) and no critical flood insurance requirement, which is advantageous compared to many Durham properties.

The Bad

While the property has many positives, there are some concerns. The home is listed at $479,990, a 23.9% increase from its last sale price in 2021, which is aggressive given the current market conditions. This pricing strategy might lead to a longer time on market or potential price reductions. The local schools have below-average ratings (Spring Valley Elementary 5/10, Neal Middle 3/10, Southern School of Energy and Sustainability 2/10), which could impact long-term value and attractiveness to families. The property faces moderate fire risk (3/10) and major heat (6/10) and wind (6/10) risks, which could lead to higher insurance premiums and potential comfort issues during extreme weather events. The estimated insurance cost of $1,727.96/year is relatively high, likely due to these climate risks.

The Ugly

The most significant concern is the rapid price appreciation and current listing price, which may be unsustainable. If the market cools, this could lead to potential value stagnation or even decline. The major wind risk (6/10) with critical insurance needs could result in substantially higher insurance costs over time, impacting the total cost of ownership. The poor ratings of nearby schools, particularly for middle and high school levels, could be a major deterrent for families and may negatively affect resale value. Additionally, while the home is only 8 years old, some systems and appliances may start requiring maintenance or replacement in the next 5-7 years, which could add to ownership costs.

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

This property is best suited for: 1. Large families or multi-generational households who need the space and can benefit from the 5-bedroom layout. 2. Remote workers or professionals who need home office space, utilizing the extra bedrooms or built-in areas. 3. Buyers who prioritize newer construction and modern finishes over school district quality. 4. Investors looking for a property with strong appreciation history and potential for rental income (estimated at $2,031/month for a 4-bedroom in the area). 5. First-time homebuyers who can benefit from the relatively lower price per square foot and the home's modern amenities. 6. Buyers with household incomes around $120,000-$140,000, based on the listing price and estimated monthly costs.

Not For

This property is not ideal for: 1. Families with school-age children who prioritize high-quality public schools. 2. Buyers sensitive to climate risks, particularly wind and heat-related issues. 3. Those looking for a low-maintenance or turnkey investment, given the potential for increasing insurance and maintenance costs. 4. Buyers with a budget under $450,000, as the current listing price may be at the top of the market. 5. Individuals or couples looking for a smaller, more manageable space. 6. Those prioritizing walkability or urban amenities, as the location may require car dependency.
Demographics
Area Median Income

$73,550

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Risk Assessment

Climate Risks

heatMAJOR

7 extreme heat days per year

98th percentile: 105°F

windMAJOR

Insurance: Required

fireMODERATE

Insurance: Recommended

airMINOR

1 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

Risk Analysis

1. Overvaluation risk: The 23.9% price increase since 2021 may not be sustainable, potentially leading to future value stagnation or decline. 2. Climate risks: Major wind (6/10) and heat (6/10) risks could lead to increased insurance premiums and potential property damage over time. 3. School quality impact: Poor local school ratings may affect long-term property value and attractiveness to family buyers. 4. Market volatility: Durham's rapid growth and competitive market could lead to increased volatility, affecting future resale value. 5. Maintenance costs: As the home approaches 10 years old, some systems and appliances may require replacement or significant maintenance in the near future. 6. Insurance cost increases: The high climate risk scores, particularly for wind, may lead to rising insurance premiums over time. 7. Potential for overbuilding: Durham's rapid growth could lead to oversupply in some areas, affecting property values. 8. Zoning changes: Rapid development in Durham may lead to zoning changes that could impact the property's value or neighborhood character.
Insurance
Annual Cost

$1,728

$144 per month

Financials

Monthly Costs
Market Rent (5 bed)

$2,031

Get a detailed rental estimate on Zillow®
HOA Fee

$45

Price History

Property Taxes

$4,178
2024 Tax Assessment
6.5%from previous year
Assessed Value$299,529
Tax Rate1.39%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$500,500

4.3% above list price

Median Price

$476,500

Based on 6 recent sales

Price per Sq.Ft

$194

Comparable Properties

812 Ember Drive, Durham, NC 27703
Price: $476,500
Sq.Ft: 2,737
Beds/Baths: 4/3
$/Sq.Ft:
$1742.0%
Sale Date: 11/8/2024
812 Ember Drive, Durham, NC 27703
Price: $476,500
Sq.Ft: 2,737
Beds/Baths: 4/3
$/Sq.Ft:
$1742.0%
Sale Date: 11/8/2024
314 Vintage Holly Drive, Durham, NC 27703
Price: $455,000
Sq.Ft: 2,584
Beds/Baths: 4/3
$/Sq.Ft:
$1760.9%
Sale Date: 10/22/2024
314 Vintage Holly Drive, Durham, NC 27703
Price: $455,000
Sq.Ft: 2,584
Beds/Baths: 4/3
$/Sq.Ft:
$1760.9%
Sale Date: 10/22/2024
1714 Woodsdale Drive, Durham, NC 27703
Price: $570,000
Sq.Ft: 2,454
Beds/Baths: 4/3
$/Sq.Ft:
$23230.8%
Sale Date: 10/25/2024
1714 Woodsdale Drive, Durham, NC 27703
Price: $570,000
Sq.Ft: 2,454
Beds/Baths: 4/3
$/Sq.Ft:
$23230.8%
Sale Date: 10/25/2024

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