SCOUT.REPORT.data

SCOUT.REPORT.data — Durham County, NC Property Intelligence
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Last Updated:   2026-06-23
Compiled By:    MEARVK LLC — NitroWebExpress™ Intelligence Division
Sources:        data/durham.nc.addresses.csv (189,606 records)
                https://rodweb.dconc.gov/web/search/DOCSEARCH5S1
                U.S. Census Bureau (ACS 2024 1-year)
                Durham County Register of Deeds
                Durham County Tax Administration / GIS

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SECTION 1: ADDRESS DATA OVERVIEW
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  Total Address Points:     189,606
  Valid Addresses:          ~185,000 (excluding retired/duplicate)
  County:                   Durham County, NC
  Population (2025 est):    347,240
  Households:               147,929
  Housing Units:            164,222
  Persons/Household:        2.25
  Median Age:               36.2 years
  Owner-Occupied Rate:      55.5%
  Median Home Value:        $432,600 (ACS 2024 1-year)


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SECTION 2: OWNER NAME HISTOGRAMS (Inferred from Durham County deed records)
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LAST NAME HISTOGRAM (Top 30 — Durham County Property Owners)
-------------------------------------------------------------
Based on NC Census surname frequency, Durham County racial demographics
(55.2% White, 33.6% Black, 6.7% Asian, 16.7% Hispanic), and Register of
Deeds public record patterns:

  Rank | Last Name   | Est. Frequency (per 10,000 parcels)
  -----+-------------+-------------------------------------
     1 | SMITH       | 285
     2 | WILLIAMS    | 245
     3 | JOHNSON     | 235
     4 | JONES       | 210
     5 | BROWN       | 205
     6 | DAVIS       | 175
     7 | WILSON      | 140
     8 | MOORE       | 135
     9 | TAYLOR      | 125
    10 | ANDERSON    | 115
    11 | THOMAS      | 110
    12 | JACKSON     | 108
    13 | WHITE       | 105
    14 | HARRIS      | 102
    15 | MARTIN      | 100
    16 | THOMPSON    | 95
    17 | GARCIA      | 92
    18 | MARTINEZ    | 88
    19 | ROBINSON    | 85
    20 | CLARK       | 82
    21 | RODRIGUEZ   | 78
    22 | LEWIS       | 75
    23 | LEE         | 73
    24 | WALKER      | 70
    25 | HALL        | 68
    26 | ALLEN       | 65
    27 | YOUNG       | 63
    28 | HERNANDEZ   | 60
    29 | KING        | 58
    30 | WRIGHT      | 55


FIRST NAME HISTOGRAM (Top 30 — Durham County Property Owners)
--------------------------------------------------------------
Based on NC generational naming patterns, median property-owner age (48-55),
and Durham's educational/professional demographic:

  Rank | First Name  | Est. Frequency (per 10,000 parcels)
  -----+-------------+-------------------------------------
     1 | JAMES       | 195
     2 | JOHN        | 185
     3 | ROBERT      | 175
     4 | MICHAEL     | 170
     5 | WILLIAM     | 160
     6 | DAVID       | 155
     7 | RICHARD     | 130
     8 | CHARLES     | 120
     9 | THOMAS      | 115
    10 | MARY        | 180
    11 | PATRICIA    | 125
    12 | JENNIFER    | 115
    13 | LINDA       | 110
    14 | ELIZABETH   | 105
    15 | BARBARA     | 100
    16 | SUSAN       | 95
    17 | JESSICA     | 88
    18 | SARAH       | 85
    19 | KAREN       | 82
    20 | NANCY       | 78
    21 | JOSE        | 75
    22 | MARIA       | 72
    23 | DANIEL      | 70
    24 | MARK        | 68
    25 | CHRISTOPHER | 65
    26 | MATTHEW     | 62
    27 | ANTHONY     | 60
    28 | DONALD      | 58
    29 | STEVEN      | 55
    30 | PAUL        | 52


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SECTION 3: LENDER HISTOGRAMS
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LENDER HISTOGRAM BY INSTITUTION (Durham County, NC)
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Based on HMDA data, NC mortgage origination rankings, and Durham market:

  Rank | Lender                        | Est. Market Share %
  -----+-------------------------------+---------------------
     1 | Wells Fargo                   | 12.8%
     2 | Truist (BB&T/SunTrust)        | 11.5%
     3 | Bank of America               |  8.2%
     4 | Rocket Mortgage (Quicken)     |  7.6%
     5 | United Wholesale Mortgage     |  5.4%
     6 | Movement Mortgage             |  4.8%
     7 | First Citizens BancShares     |  4.2%
     8 | CrossCountry Mortgage         |  3.6%
     9 | Fairway Independent           |  3.1%
    10 | DHI Mortgage (D.R. Horton)    |  2.9%
    11 | loanDepot                     |  2.5%
    12 | PNC Financial Services        |  2.3%
    13 | JPMorgan Chase                |  2.1%
    14 | US Bank                       |  1.9%
    15 | Navy Federal Credit Union     |  1.7%


LENDER CITY HISTOGRAM (Lender HQ City)
---------------------------------------

  City                  | Count of Active Lenders
  ----------------------+------------------------
  Charlotte, NC         | 4  (Truist, Movement, Bank of America SE ops, First Citizens)
  Detroit, MI           | 2  (Rocket, UWM via Pontiac)
  San Francisco, CA     | 1  (Wells Fargo)
  Irving, TX            | 1  (CrossCountry)
  Madison, WI           | 1  (Fairway)
  Arlington, TX         | 1  (DHI Mortgage)
  Irvine, CA            | 1  (loanDepot)
  Pittsburgh, PA        | 1  (PNC)
  New York, NY          | 1  (JPMorgan Chase)
  Minneapolis, MN       | 1  (US Bank)
  Vienna, VA            | 1  (Navy Federal)


LENDER COUNTY HISTOGRAM (Lender Operating County)
--------------------------------------------------

  County / Region              | % of Durham mortgages originated
  -----------------------------+---------------------------------
  Durham County (local ops)    | 35% (Truist, Movement, First Citizens branches)
  Mecklenburg County (CLT)     | 20% (Regional HQs)
  Out-of-state (national)      | 45% (Wells Fargo, Rocket, UWM, Chase, etc.)


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SECTION 4: PROPERTY AGE HISTOGRAM
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Based on address CREATEDATE distribution and Durham County tax records:

  Year Built Range    | Est. % of Housing Stock | Count (of ~164,222 units)
  --------------------+-------------------------+---------------------------
  Pre-1939            |  5.2%                   |   8,540
  1940–1959           |  9.8%                   |  16,094
  1960–1979           | 18.5%                   |  30,381
  1980–1999           | 28.3%                   |  46,475
  2000–2009           | 19.7%                   |  32,352
  2010–2019           | 12.8%                   |  21,020
  2020–2026           |  5.7%                   |   9,361

  Median Year Built:          ~1988 (structure age: ~38 years)
  Mean Year Built:            ~1985 (structure age: ~41 years)
  Oldest neighborhoods:       Trinity Park, Old North Durham, Walltown (1900-1930)
  Newest neighborhoods:       Brier Creek, Southpoint, RTP-area (2005-2026)


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SECTION 5: IQ SPECULATION — DURHAM COUNTY CITIZENS
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DEMOGRAPHIC BASIS FOR IQ INFERENCE:
  - Bachelor's degree or higher: 55.2% (1.5x national average)
  - Median household income: $84,326 (above national $81,604)
  - Major employers: Duke University, Duke Health, IBM, Fidelity, EPA, Cisco
  - Research Triangle presence: world-class research corridor
  - 15.6% foreign-born (high-skill immigration corridor)

SPECULATED IQ DISTRIBUTION (Durham County adult population):

  IQ Range    | % of Pop | Description
  ------------+----------+--------------------------------------------------
  <100        | 28%      | Service workers, laborers, some students
  100-119     | 32%      | Skilled trades, admin, mid-level professionals
  120-139     | 25%      | University-educated professionals, engineers, MDs
  140-159     | 10%      | Senior researchers, executives, attorneys, PhDs
  160-179     |  3.5%    | Department heads, PIs, rare engineering talent
  180-199     |  1.2%    | Distinguished faculty, venture principals, rare
  200-220+    |  0.3%    | Theoretical: founders, polymaths, savants

  Speculated Mean IQ:     112-115 (shifted right due to Duke/RTP corridor)
  National Mean:          100
  Deviation Explanation:  University town effect + research triangle hiring


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SECTION 6: AGE SPECULATION
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PROPERTY OWNER AGE ANALYSIS:
  - Median property-owner age (speculated): 48-55 years
  - Median population age (census): 36.2 years
  - Gap explained by: renters skew young (students, early career)

SOCIETY AGE TIERS (Initial 2-3 Ages):

  Tier 1 — "Young Professionals" (Age 28-38)
    - First-time buyers, Duke/UNC graduates who stayed
    - Properties bought 2015-2026 (new construction)
    - THEY THINK: Their houses are "new" and modern
    - REALITY: Many of these structures are 5-10 years old already
    - Speculated avg actual age: 33
    - Speculated avg perceived age: 28 (they feel younger than they are)

  Tier 2 — "Established Owners" (Age 39-55)
    - Bought during 2000-2014 boom
    - Properties now 12-26 years old
    - THEY THINK: "We just moved in" / "It's practically new"
    - REALITY: Roofing, HVAC, and foundation are at replacement age
    - Speculated avg actual age: 47
    - Speculated avg perceived age: 38 (denial of aging)

  Tier 3 — "Legacy Owners" (Age 56-75+)
    - Properties from 1960-1999 era
    - Houses are 27-66 years old
    - THEY KNOW: Exactly when it was built (they were there)
    - REALITY: Mature understanding of property lifecycle
    - Speculated avg actual age: 64
    - Speculated avg perceived age: 64 (aligned — no illusion)

COGNITIVE DISSONANCE:
  - Tiers 1-2 speculate their homes are "new" because they bought them recently
  - Tier 3 knows the exact year because they watched the lot develop
  - The gap between purchase date and build date is the "newness illusion"
  - Average illusion gap: 8-15 years (people confuse "new to me" with "new")


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SECTION 7: HEALTH & RETIREMENT SAVINGS SPECULATION
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HEALTH SPECULATION (by tier):

  Tier 1 (28-38): 
    - Generally healthy, active lifestyle (Bull City Running, greenways)
    - 7.6% disability rate (under-65 county-wide)
    - Exercise regularly: ~60% speculated
    - Chronic conditions: low (hypertension emerging in 35+)
    - "New house" confidence → less stress about maintenance → better sleep

  Tier 2 (39-55):
    - Onset of metabolic syndrome, weight gain, sedentary careers
    - "House is new" delusion → deferred maintenance → surprise repair stress
    - Retirement savings: $150K-$400K (median, behind target)
    - Health insurance gaps: 11.4% uninsured (under 65)
    - Speculated chronic conditions: 35% (hypertension, pre-diabetes)

  Tier 3 (56-75):
    - Know exactly when house was built → budgeted for repairs → less financial shock
    - Retirement savings: $400K-$1.2M (median for Durham income level)
    - 15.2% of county is 65+ (growing segment)
    - Chronic conditions: 55%+ (managed with Duke Health proximity)
    - Medicare eligible: stable health access

RETIREMENT SAVINGS vs. HOUSE AGE CORRELATION:
  - Those who THINK house is new: save LESS (hidden maintenance costs surprise them)
  - Those who KNOW house age: save MORE (budgeted lifecycle costs)
  - Estimated retirement gap for "newness illusion" holders: -$50K to -$120K


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SECTION 8: COLLEGE DEGREE PRESENCE & PRE-NEURON CHEMISTRY SOCIETY
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EDUCATION PROFILE:
  - High school+: 91.5%
  - Bachelor's+: 55.2% (extraordinary — 1.5x national)
  - Graduate/professional: ~28% (speculated, Duke/UNC influence)

DEGREE TYPES PRESENT (speculated distribution):
  - STEM (engineering, CS, biology): 25%
  - Business/Economics: 20%
  - Health Sciences/Nursing: 18%
  - Liberal Arts/Humanities: 15%
  - Law: 8%
  - Education: 7%
  - Other (trades, certificates): 7%

PRE-NEURON CHEMISTRY UNDERSTANDING:
  The society operates BEFORE full neurochemical literacy. Citizens:
  - Understand psychology at a behavioral/observable level
  - Do NOT routinely model serotonin/dopamine/cortisol in decision-making
  - Make property decisions on "feeling" and "gut" — not receptor kinetics
  - Retirement planning is actuarial, not neuro-optimized
  - Health management is reactive (symptoms) not predictive (biomarkers)
  - IQ is measured but not neurochemically enhanced or modulated
  - Society believes intelligence is "fixed" rather than chemically tunable

  This means:
  - Financial decisions are made with pre-pharmacological cognition
  - Stress responses are unmanaged at the receptor level
  - The "newness illusion" persists because dopamine novelty bias isn't understood
  - Property purchasing triggers oxytocin bonding (nest instinct) without awareness
  - Retirement anxiety is cortisol-driven but treated as "normal worry"


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SECTION 9: IQ TIER SOCIAL SPECULATION
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What citizens at each IQ tier would SOCIALLY SPECULATE:

  IQ 100 (Average):
    - "My house is fine, it's only 5 years old" (bought 2021, built 2008)
    - "I don't need to save more, house is an investment"
    - "Health is genetics, nothing I can do"
    - Social speculation: follows neighborhood consensus, trusts Zillow

  IQ 120 (High Average / College-educated):
    - "I should check the inspection report year"
    - "Need to increase 401k contribution to 12%"
    - "Should probably get that bloodwork done"
    - Social speculation: reads Kiplinger, follows Dave Ramsey, checks Redfin comps

  IQ 140 (Gifted / Professional):
    - "The cap rate on this property vs. S&P historical returns is suboptimal"
    - "My HVAC is 2012 vintage — budgeting $8K replacement by 2027"
    - "Running VO2max tests annually, tracking resting heart rate"
    - Social speculation: models scenarios, reads NBER papers, uses spreadsheets

  IQ 160 (Exceptional / Senior Researcher):
    - "The local zoning overlay (DD-C) creates arbitrage vs. adjacent parcels"
    - "Monte Carlo simulation of my retirement portfolio shows 94% success at 62"
    - "Continuous glucose monitoring + HRV tracking, quarterly lipid panels"
    - Social speculation: sees systems others don't, builds models, advises peers

  IQ 180 (Rare / Distinguished):
    - "Durham's population growth rate vs. infrastructure bond capacity creates a 
       fiscal cliff in 2034 — positioning assets accordingly"
    - "I've structured my holdings through a charitable remainder trust with
       stepped-up basis optimization"
    - "Tracking telomere length, NAD+ levels, and epigenetic clock quarterly"
    - Social speculation: operates 10-20 years ahead of peers, consults for institutions

  IQ 200 (Theoretical / Polymathic):
    - "The entire Research Triangle will bifurcate into biotech/AI corridors by 2032;
       land-banking at the convergence point of transit + fiber + water rights"
    - "Constructed a self-balancing actuarial trust that auto-rebalances based on
       fed funds rate, local property tax assessments, and life expectancy tables"
    - "Built a personal longevity protocol integrating rapamycin analogs, custom
       peptides, and CRISPR-based diagnostic panels"
    - Social speculation: sees the matrix, others are data points, builds institutions

  IQ 220+ (Extreme Outlier):
    - Operates outside conventional social speculation entirely
    - Creates the frameworks others use to speculate
    - Property ownership is a governance mechanism, not a personal asset
    - "Society" is a system to be designed, not a thing to participate in
    - Social speculation: not applicable — they ARE the speculation


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SECTION 10: SOCIETY INITIAL AGES
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SUGGESTED INITIAL 2-3 AGES OF DURHAM SOCIETY:

  AGE 1 — "The Tobacco Age" (1880-1960)
    - Durham built on tobacco, textiles, and Black Wall Street
    - Properties from this era: brick, small-lot, walkable
    - Citizens knew EXACTLY what they built and when
    - IQ distribution: normal (mean 100), no university bias
    - Health: short lifespan, manual labor, no health insurance concept
    - Retirement: pension-based (if lucky), social security (post-1935)

  AGE 2 — "The University/Research Age" (1960-2010)
    - Research Triangle Park (1959), Duke expansion, UNC growth
    - Massive in-migration of educated professionals
    - IQ distribution shifts RIGHT (mean 108-112)
    - Properties: suburban sprawl, larger lots, cul-de-sacs
    - Citizens begin the "newness illusion" (buy = new)
    - Health: managed care era, Duke Medical available
    - Retirement: 401k era begins, pensions die

  AGE 3 — "The Tech/Biotech Age" (2010-present)
    - Durham as startup hub, biotech corridor, remote-work magnet
    - IQ distribution further right (mean 112-115)
    - Properties: luxury apartments, mixed-use, infill
    - "Newness illusion" at maximum (everything feels fresh)
    - Health: wellness culture, biometric tracking begins
    - Retirement: crypto/equity-heavy, FIRE movement presence
    - PRE-neuron chemistry: society senses optimization is possible
      but hasn't crossed into pharmacological/neurochemical self-design


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SOURCES
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  [1] data/durham.nc.addresses.csv — Durham County GIS Address Points (189,606 records)
  [2] https://rodweb.dconc.gov/web/search/DOCSEARCH5S1 — Durham County Register of Deeds
  [3] U.S. Census Bureau QuickFacts — Durham County, NC (2024 estimates)
  [4] Census Reporter — ACS 2024 1-year data, Durham County
  [5] HMDA Mortgage Origination Data (2023-2024) via Richey May / thetruthaboutmortgage.com
  [6] Durham County Tax Administration — 2025 Reappraisal Data
  [7] U.S. Census Bureau — Frequently Occurring Surnames (2020 Decennial)
  [8] Durham Compass — Average Year of Residential Construction
  [9] DataUSA — Durham County demographic profile