Is Durham County, NC good for real estate investing?

Durham County has an investment score of 46/100, rated as "Hold". The county ranks #865 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Durham?

The rent-to-price ratio in Durham County is 4.95% annually, which ranks in the 22th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Durham?

The median home price in Durham County is $394,861. This ranks #791 in affordability among all US counties.

Can you cash flow on rental properties in Durham?

Based on median values with 20% down at current rates, a typical rental in Durham County would generate negative cash flow of $1,012/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Durham County

North CarolinaPopulation: 325,101

/100

Hold

#865 of 1,000 counties

#80 in North Carolina (100 counties)

Market Snapshot

$394,861

Median Home Price

44% above national median

$1,628/mo

Median Rent

9% above national median

4.95%

Rent-to-Price Ratio

Top 78% nationally

-$1,012

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$394,861

Down Payment (20%)$78,972

Loan Amount$315,889

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,628

Monthly P&I-$2,070

Est. Expenses (35%)-$570

Net Cash Flow-$1,012/mo

3.2%

Cap Rate (all cash)

-13.4%

Cash-on-Cash Return

4.95%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

46/100

Cash Flow(30%)

44/100

Based on 4.95% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

42/100

Based on -1.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

51/100

Price-to-income ratio of 5.3x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.95%)
-Declining home values (-1.7% YoY)
-Negative cash flow at typical financing (-$1,012/mo)
-Negative leverage (cap rate 3.2% < mortgage rate 6.9%)

Economic Indicators

Population

325,101

Median Income

$74,927

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

5.3x

Less affordable

Compare to Nearby Counties

County					Verdict
MecklenburgNC	48	$416,475	$1,737	5.01%	Hold	View
HendersonNC	48	$416,291	$2,149	6.19%	Hold	View
CurrentDurhamNC	46	$394,861	$1,628	4.95%	Hold
OrangeNC	46	$497,299	$1,914	4.62%	Hold	View
HaywoodNC	45	$339,810	$1,516	5.35%	Hold	View
WakeNC	43	$474,088	$1,668	4.22%	Avoid	View

The Bottom Line

HoldDurham is a neutral market. Consider house hacking or targeting below-market deals.

Durham County in North Carolina scores 46/100, ranking #865 of 1,000 US counties (top 86%). The 4.95% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,012/mo

Cap Rate

3.2%

Cash-on-Cash

-13.4%

Ready to Analyze a Deal in Durham?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$394,861

Down Payment (20%)$78,972

Loan Amount$315,889

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,628

Monthly P&I-$2,070

Est. Expenses (35%)-$570

Net Cash Flow-$1,012/mo

3.2%

Cap Rate (all cash)

-13.4%

Cash-on-Cash Return

4.95%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

46/100

Cash Flow(30%)

44/100

Based on 4.95% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

42/100

Based on -1.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

51/100

Price-to-income ratio of 5.3x. Lower ratios indicate more affordable markets.

County

Verdict

MecklenburgNC

$416,475

$1,737

5.01%

Hold

View

HendersonNC

$416,291

$2,149

6.19%

Hold

View

CurrentDurhamNC

$394,861

$1,628

4.95%

Hold

OrangeNC

$497,299

$1,914

4.62%

Hold

View

HaywoodNC

$339,810

$1,516

5.35%

Hold

View

WakeNC

$474,088

$1,668

4.22%

Avoid

View

The Bottom Line

HoldDurham is a neutral market. Consider house hacking or targeting below-market deals.

Monthly Cash Flow

$-1,012/mo

Cap Rate

3.2%

Cash-on-Cash

-13.4%