Comparable Market Analysis
474 Glenwood Ave
Mordecai · Raleigh, NC 27610
Lotline
Prepared by Lotline
Tax year of record 2025 · Report ID P-006
Demo data — every figure in this report is synthetic and generated for demonstration. It is not a real listing, appraisal, MLS record, or parcel. Connect a live data source (MLS, PropertyRadar, ATTOM, RentCast) to produce a report from real records.
Subject property
List / est. value
$514,000
List price/sqft
$220/sqft
Configuration
3 bd · 4 ba · 2,280 sqft
Lot size
12,200 sqft
Property type
Multi-Family
Year built
1965
Condition
Dated
Stories · parking
2 · 3
Original-condition multi-family property in Mordecai, Raleigh. 3 bed / 4 bath across 2,280 sqft on a 12.2k sqft lot, built in 1965. Smart thermostat, Vaulted ceilings, Solar panels.
Comparable sales (5)
Recent nearby sales, each adjusted to the subject for differences in size, condition, and features. Ranked by similarity.
| Address | Dist. | Sold | Bd/Ba | Sqft | Sold price | $/sqft | Adj. | Adj. price |
|---|---|---|---|---|---|---|---|---|
1994 Fairview Rd Raleigh, NC · 92% match | 0.9 mi | Sep 21, 2025 | 3/4 | 2,232 | $542,000 | $243 | -$1,000 | $541,000 |
3214 Fairview Rd Raleigh, NC · 87% match | 1.6 mi | Jul 19, 2025 | 4/4.5 | 2,237 | $527,000 | $236 | +$4,000 | $531,000 |
8647 Oberlin Rd Raleigh, NC · 86% match | 0.3 mi | Sep 8, 2025 | 4/4 | 2,534 | $557,000 | $220 | -$39,500 | $517,500 |
4034 Glenwood Ave Raleigh, NC · 86% match | 0.9 mi | May 20, 2025 | 3/3 | 2,398 | $512,000 | $214 | -$22,000 | $490,000 |
8101 Oberlin Rd Raleigh, NC · 74% match | 0.8 mi | Feb 25, 2025 | 2/3 | 1,954 | $458,000 | $234 | +$62,000 | $520,000 |
| Average | $229 | $519,900 | ||||||
Adjustments — 1994 Fairview Rd: Size +48 sqft +$9,000 · Age older 2y -$2,000 · Lot -1.3k sqft -$8,000
Reconciled opinion of value
$520,221
Likely range $499,412 – $541,030
Implied $/sqft
$228
Avg comp $/sqft
$229
Median $/sqft
$234
Value reconciled from 5 adjusted comparables, weighted by similarity to the subject. Range reflects the dispersion of adjusted sale prices ($214–$243 per sqft).
Property tax snapshot
- Assessed value (2025)
- $476,420
- Annual tax bill (2025)
- $3,806
- Effective rate
- 0.80%
- vs. state median
- +2%
- Monthly escrow
- $317
- Projected next bill
- $3,946
Investment snapshot
Thin deal25% down · 7.00% · 30-yr · rent $2,775/mo
- Cap rate
- 3.52%
- Monthly cash flow
- -$1,055
- Cash-on-cash
- -8.8%
- Net operating income
- $18,114/yr
- 1% rule
- 0.54%
- DSCR
- 0.59