No client requests were pending this run. Scan covered Wake Forest, Apex, Holly Springs, Fuquay-Varina, Cary, Morrisville, Clayton/Johnston County, Hillsborough, Chapel Hill, and Pittsboro. Markets are softening slightly — Wake County median fell to $440k in August 2026 (down ~$18.5k from July) — but south Wake (Apex, Holly Springs) is holding with Apex posting 141 closings at $631,500 median. Two plays cleared the bar: a downtown Clayton RHD infill parcel with existing city sewer/water stubs and entitlement already initiated, and a heavily discounted 37-acre Wake Forest acreage with confirmed public sewer access that warrants a site walk to assess buildable ground.
| # | Property · Strategy & project cost | List | Net | Margin | Max Offer | Grade |
|---|---|---|---|---|---|---|
| 1 | 210 Central Street, Clayton, NC 27520 · Entitlement paper win — plat 35 RHD townhome lots, sell to builder $1M–$5M project | $799,000 | +$526,187 | 20.0% | $799,000 | GOOD |
| 2 | 4505 Mitchell Mill Rd, Wake Forest, NC 27587 · Entitlement/develop: motivated-seller large acreage with public sewer — verify buildable area $1M–$5M project | $275,000 | +$636,924 | 21.4% | $310,000 | MARGINAL |
Project cost is the whole job — land, carry, build and financing, everything except selling. Click any property for its full deep-dive. Figures are model outputs on best-effort public listing data — re-verify each listing is active and clear the go/no-go gates before acting.
Sold comps sourced from public MLS aggregators and brokerage market reports (Blue Orchid Realty, Holly Springs Update, Resideline, Redfin). Apex: $244/SF median Aug 2026 (middle half $217–$266/SF); Holly Springs: $233/SF median, $581,250 median sold; Fuquay-Varina: $447,500 median (92 sales Aug); Wake Forest: $195/SF median (middle half $176–$227/SF). Clayton/Johnston County: new construction active in the $285k–$420k range; downtown premium townhome lots are unverified — field comps required before offer.
Both plays are ENTITLEMENT-driven, not build-driven. The Clayton parcel wins on zoning (RHD = 7.2 DU/acre) plus infrastructure already partially on-site — the math hits 20%+ investor margin at $75k/lot for 35 entitled townhome lots. The Wake Forest acreage is a motivated-seller situation (556 DOM, $50k cut, $7,428/acre in Wake County with public sewer) that could become exceptional IF a site walk confirms sufficient upland area. Both deals need a single confirming phone call or site visit before an offer. Recommended next step: drive 210 Central St Clayton this week; check with a Johnston County builder on townhome lot absorption and pricing.