911 E Harnett St · Dunn, NC 28334

$130,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 63 Days on market

Built 1950 7,405 sqft lot Est $122k · 7% over

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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 +14.6/30.0
• DSCR +4.4/10.0
• ARV discount +4.4/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in the heart of Dunn. Upgraded in 2021 with new HVAC, new Roof, new Flooring, new Paint, new Fixtures, new Windows and more. Currently leased month-to-month.

Key facts

• New hvac
• New flooring
• New paint

Tags

• NEW HVAC
• NEW ROOF
• NEW FLOORING
• NEW PAINT
• NEW FIXTURES
• NEW WINDOWS

Property features AI

Finance

• Other: Zoned RM; Lot approximately 0.17 acres (48 x 150); Road frontage on city street and state road

Exterior

• Parking: On-site parking
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding and frame construction
• Exterior features: Front porch; Shingle roof; No fencing

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Crawl space basement; Has view

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $30 ($364/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 $102k (21.8% below list).
• Recommended offer: $102k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Dunn — 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 63/100 on livability (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment F.
• 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: North Harnett Primary (352 students, 80% FRL); Dunn Middle (math 12% / reading 29%, grade F, #427 of 475 statewide, top 90%, 412 students, 99% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL) — zoned schools average 81% FRL vs 51% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 339 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 63 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,714 (21.8% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $121,632
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 N Washington Ave	0.31mi	2/1.0	700 (+4%)	3mo	$140,000	$200	76
407 S Little Ave	0.43mi	2/1.0	720 (+7%)	6mo	$130,000	$181	63
203 Zachary Ln	0.53mi	2/1.0	720 (+7%)	2mo	$94,500	$131	62
507 S Little Ave	0.49mi	2/1.0	722 (+7%)	5mo	$180,000	$249	60
105 E Cole St	0.73mi	2/1.0	752 (+12%)	0mo	$55,000	$73	46
505 E Canary St	0.65mi	2/1.0	732 (+9%)	11mo	$150,000	$205	46
508 E Canary St	0.66mi	2/1.0	756 (+12%)	20mo	$65,000	$86	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,195
• Equity at exit: $19,383

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-14,476
• Equity at exit: $11,240

Cash invested: $36,400 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 339
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $30

Break-even live

Break-even rent $979

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $104	-5% $67	+0% $30	+5% $-6	+10% $-43
Rent	-10% $-50	-5% $-10	+0% $30	+5% $71	+10% $111
Rate	-1.0pp $96	-0.5pp $63	base $30	+0.5pp $-3	+1.0pp $-38

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Wilmington Ave Dunn, NC	1.0	1.0	550	$850	$1.55	14d	1	0.25mi
207 N Wilmington Ave Unit 1 Dunn, NC	1.0	1.0	550	$850	$1.55	14d	1	0.25mi
409 E Cole St Dunn, NC	1.0	1.0	616	$900	$1.46	14d	1	0.54mi
606 N King Ave Dunn, NC	2.0	1.0	656	$995	$1.52	24d	1	0.82mi
909 S McKay Ave Dunn, NC	2.0	1.0	725	$995	$1.37	14d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 63 DOM
2. 2026-06-17
   days on market $130,000 Active 62 DOM
3. 2026-06-16
   days on market $130,000 Active 61 DOM
4. 2026-06-15
   days on market $130,000 Active 60 DOM
5. 2026-06-14
   days on market $130,000 Active 58 DOM
6. 2026-06-10
   days on market $130,000 Active 55 DOM
7. 2026-06-09
   days on market $130,000 Active 54 DOM
8. 2026-06-08
   days on market $130,000 Active 53 DOM
9. 2026-06-07
   days on market $130,000 Active 52 DOM
10. 2026-06-05
    days on market $130,000 Active 49 DOM
11. 2026-06-03
    days on market $130,000 Active 48 DOM
12. 2026-06-02
    days on market $130,000 Active 47 DOM
13. 2026-06-01
    days on market $130,000 Active 46 DOM
14. 2026-05-31
    days on market $130,000 Active 45 DOM
15. 2026-05-30
    days on market $130,000 Active 44 DOM
16. 2026-04-16
    listed $130,000 Active 180-char remark

    Show marketing remark (180 chars)

    Investment opportunity in the heart of Dunn. Upgraded in 2021 with new HVAC, new Roof, new Flooring, new Paint, new Fixtures, new Windows and more. Currently leased month-to-month.

17. 2026-04-15
    listed $130,000 Active
18. 2021-08-27
    soldstatus $50,000 Closed 289-char remark

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

19. 2021-08-27
    soldstatus $50,000 289-char remark

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

20. 2021-08-27
    soldstatus $50,000

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

21. 2021-08-09
    historical Contingent 289-char remark

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

22. 2021-02-09
    listed $60,000 Active 289-char remark

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

23. 2021-02-09
    listed $60,000 289-char remark

    Show marketing remark (289 chars)

    Perfect investment opportunity in the heart of Dunn. Close to shops and schools. 911 is rented for $475.00 a month. There are 2 other homes for sale as well. Other addresses are 907 and 913 E. Harnett Street. The monthly rent is $475.00. each. HOMES ARE SOLD INDIVIDUALLY. BUY one or more!

24. 2005-08-31
    soldstatus $73,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$618/yr (+$52/mo · 138.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,206
• − Mortgage interest: −$7,282
• − Property taxes: −$448
• − Insurance: −$650
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$3,782
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $822/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• Rent YoY: —
• 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

+78.1% since first listed

9 events — show timeline

• 2026-04-16 Listed $130,000 TMLS
• 2026-04-15 Listed $130,000 Hive MLS
• 2021-08-27 Sold (Public Records) $50,000 Public Records
• 2021-08-27 Sold (MLS) $50,000 AMLSNC
• 2021-08-27 Sold (MLS) $50,000 TMLS
• 2021-08-09 Contingent — TMLS
• 2021-02-09 Listed $60,000 AMLSNC
• 2021-02-09 Listed $60,000 TMLS
• 2005-08-31 Sold (Public Records) $73,000 Public Records

Property tax history

-0.9%/yr

Latest (2020): $448 · +3.5% YoY. Source: county tax records.