Score
0Durham, NC
811 Poplar St
480K
5 beds
3 baths
2,702 sqft
5 bd • 3 ba • 2,702 sf
This analysis was generated 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
Property History
Price History
Ownership Timeline
$387,500Financed
Mar 9, 2021Javaris Maurice Quinn, Sarah Josselyn QuinnWilliam Gubitz, Julie Gubitz
Warranty Deed
Standard Sale (Purchase/Resales)
$322,500Financed
Jun 13, 2018Brent A Atkinson, Hannah L C AtkinsonSarah Josselyn, Javaris Quinn
Warranty Deed
Standard Sale (Purchase/Resales)
$249,500Financed
Mar 30, 2015The Ryland Group IncBrent A Atkinson, Hannah L C Atkinson
Special Warranty Deed
New Construction Residential Transactions
$636,000Cash Purchase
May 15, 2014Gk Brightwood LllpThe Ryland Group Inc
Special Warranty Deed
Non-Residential Arm's Length Transactions
Property Taxes
$4,178
2024 Tax Assessment
6.5%from previous year
Assessed Value$299,529
Tax Rate1.39%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
4.0/10
AverageMiddle
4.0/10
AverageHigh
2.0/10
Below AverageFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$479,990
Price/sqft
$178
Layout
5 bd•3 ba
Days on market
3 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$500,500
4.1%
Your price is 4.1% below average
Median Price
$476,500
0.7%
Based on 6 recent sales
Price per Sq.Ft
$194
8.4%
Your price is 8.4% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 812 Ember Drive, Durham, NC 27703 | $476,500 | 2,737 | 4 | 3 | $1742.0% | 11/8/2024 |
| 812 Ember Drive, Durham, NC 27703 | $476,500 | 2,737 | 4 | 3 | $1742.0% | 11/8/2024 |
| 314 Vintage Holly Drive, Durham, NC 27703 | $455,000 | 2,584 | 4 | 3 | $1760.9% | 10/22/2024 |
| 314 Vintage Holly Drive, Durham, NC 27703 | $455,000 | 2,584 | 4 | 3 | $1760.9% | 10/22/2024 |
| 1714 Woodsdale Drive, Durham, NC 27703 | $570,000 | 2,454 | 4 | 3 | $23230.8% | 10/25/2024 |
| 1714 Woodsdale Drive, Durham, NC 27703 | $570,000 | 2,454 | 4 | 3 | $23230.8% | 10/25/2024 |
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
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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