50 Bundy Ave · Anderson Creek, NC 28390

$210,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 161 Days on market

Built 1998 0.47 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this 3 Bedroom, 2 Bath property that is complete with many updates. The kitchen offers plenty of cabinets and counter tops. The primary bedroom features a primary bath with double vanities and a walk in closet. There are 2 addition bedrooms, a family room with built ins and a wood burning fireplace, a living room, dinette and laundry room. Many upgrades to name, New Kitchen Cabinets, New Appliances, Granite counters, New Vanities, New floors, New Carpets, New light fixtures/Ceiling fans, and New Roof! Property is connected to public sewer, but does have a septic tank that is no longer in use. The wood burning fireplace was not inspected but has been used in the past. Schedul

Key facts

• Primary bath
• Family room
• Kitchen cabinets

Tags

• KITCHEN CABINETS
• COUNTER TOPS
• PRIMARY BATH
• DOUBLE VANITIES
• WALK IN CLOSET
• FAMILY ROOM

Property features AI

Finance

• Other: Zoning: RA-20M; Lot approximately 0.47 acres

Exterior

• Parking: Unpaved parking
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Chain link fencing; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 7 total rooms (includes living spaces and bedrooms)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Heat pump heating; Fireplace(s); Electric heating
• Interior features: Carpet flooring; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.3% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Anderson Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Harnett County Schools (rural): math 31% / reading 39% proficiency, ranked #130 of 178 in NC (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Overhills Middle (math 29% / reading 40%, grade F, #292 of 475 statewide, top 62%, 799 students, 61% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 348 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harnett County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $210k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-15,299
• Equity at exit: $31,312

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $18,943
• Equity at exit: $18,157

Cash invested: $58,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28390

• Home prices YoY: -15.2%
• Rents YoY: 4.5%
• Active inventory: 348
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $251

Break-even live

Break-even rent $1,566

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $370	-5% $310	+0% $251	+5% $191	+10% $132
Rent	-10% $102	-5% $176	+0% $251	+5% $325	+10% $400
Rate	-1.0pp $356	-0.5pp $304	base $251	+0.5pp $196	+1.0pp $141

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Onslow Ct Spring Lake, NC	3.0	2.0	1974	$2,100	$1.06	24d	1	0.35mi
234 Pender Rd Spring Lake, NC	4.0	2.5	2047	$1,900	$0.93	24d	1	0.41mi
165 Pender Rd Spring Lake, NC	4.0	2.5	2150	$1,995	$0.93	24d	1	0.48mi
54 Tryon Ct W Spring Lake, NC	3.0	2.0	1101	$1,400	$1.27	24d	1	0.85mi
76 Shelby St Spring Lake, NC	3.0	2.0	1890	$1,900	$1.01	24d	1	0.92mi
38 Hallmark Dr Spring Lake, NC	3.0	2.0	1340	$1,800	$1.34	14d	1	1.24mi

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-02-06
   price $210,000
3. 2025-11-21
   listed $215,000 Active
4. 2024-12-31
   soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $585 · $49/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,137/yr (+$95/mo · 194.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,605
• − Mortgage interest: −$11,763
• − Property taxes: −$585
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$6,109
• Taxable loss: −$519
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $3,133/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Harnett County Schools
• NCES district ID: 3702010
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $45,400
• Composite: 29.88/100
• National rank: #6397
• State rank: #130 of 178 in NC

Livability — Anderson Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Anderson Creek, NC
• County: Harnett County · 125,715 people
• City population: 24,158
• Metro: Fayetteville, NC
• Population (ZIP): 24,000
• Household income: $62,972
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 811.0

Population outlook (Harnett County) Hauer SSP2

• Today (2025): 153,758 people
• By 2030: 166,581 · +8.3%
• By 2040: 192,741 · +25.4%
• By 2050: 218,332 · +42.0%
• By 2075: 275,422 · +79.1%
• By 2100: 313,511 · +103.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Harnett

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -16.7pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+22.4 2016: R+24.1 2012: R+19.4 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.43%
• Current HPI: 207.9349
• Rent YoY: ▲ 4.49%
• Metro: Fayetteville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+200.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — Hive MLS
• 2026-02-06 Price Changed $210,000 Hive MLS
• 2025-11-21 Listed $215,000 Hive MLS
• 2024-12-31 Sold (Public Records) $70,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $585 · +0.0% YoY. Source: county tax records.