15 Peach Blossom Cir · Barbecue, NC 27332

$195,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 3 Days on market

Built 1998 0.46 ac lot Est $217k · 10% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +12.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Rent growth +3.7/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this 0.46-acre, flat corner-lot property! Priced with needed repairs and updates already taken into consideration, this 3-bedroom, 2-bath home offers exceptional value and potential. Features include a cozy fireplace, a two-car garage, rear deck, and a functional layout ready for your personal touch. Whether you're an investor or a buyer looking to build equity while customizing a home to your taste, you'll appreciate the opportunity this property provides. Offered as-is and priced accordingly, this is a chance you won't want to miss. Conveniently located with easy access to Fort Bragg, Southern Pines, and Raleigh, this home offers a desirable balance of affordability,

Key facts

• Cozy fireplace
• Functional layout
• Rear deck

Tags

• FLAT CORNER-LOT PROPERTY
• COZY FIREPLACE
• REAR DECK
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Holding tank or septic tank
• Home design: Single family residence; One story; Residential agricultural zoning (RA-20)
• Construction: Brick veneer
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Electric range; Water heater
• Bedrooms: Total rooms: 7
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closets; Window coverings and blinds; One fireplace (see remarks)
• Laundry & utility: Laundry in unit on main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $283 ($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 $189k (3.1% below list).
• Recommended offer: $189k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.3% in Barbecue — 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 C — 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: Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL).
• Zoned-school proficiency averages 58% at this address vs 35% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Harnett County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.9%/yr); 458 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,860 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $216,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Orchard Crest Cir	0.19mi	3/2.0	1,108 (-2%)	2mo	$210,000	$190	87
89 Sandy Bluff Ct	0.11mi	3/2.0	1,095 (-3%)	16mo	$210,000	$192	77
476 Nicole Dr	0.51mi	3/2.0	1,188 (+5%)	21mo	$142,000	$120	50
826 Roberts Rd	0.55mi	3/2.5	1,282 (+14%)	16mo	$290,000	$226	36

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,987
• Equity at exit: $29,075

10-year hold

• IRR: 6.7%
• Equity multiple: 1.54×
• Total profit: $29,746
• Equity at exit: $16,860

Cash invested: $54,600 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 458
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $283

Break-even live

Break-even rent $1,530

Max offer price $195,000

Occupancy floor 80%

Sensitivity live

Price	-10% $394	-5% $339	+0% $283	+5% $228	+10% $173
Rent	-10% $134	-5% $209	+0% $283	+5% $358	+10% $433
Rate	-1.0pp $382	-0.5pp $333	base $283	+0.5pp $233	+1.0pp $181

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Kathleen Ter Sanford, NC	3.0	2.0	1056	$1,499	$1.42	14d	1	0.70mi
44 Schoomaker Ct Broadway, NC	3.0	2.0	1348	$1,750	$1.30	24d	1	1.34mi
44 Schoomaker Ct Unit 44 Broadway, NC	3.0	2.0	1378	$1,750	$1.27	14d	1	1.34mi
36 Jumpmaster Dr Unit Na Broadway, NC	3.0	2.0	1250	$1,750	$1.40	24d	1	1.48mi

Listing history 4 events

1. 2026-06-09
   status $195,000 Pending 3 DOM
2. 2026-06-08
   days on market $195,000 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $195,000 Active 2 DOM

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$342/yr (+$28/mo · 27.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,663
• − Mortgage interest: −$10,923
• − Property taxes: −$1,257
• − Insurance: −$975
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,673
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $3,350/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 — Barbecue

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

Census & demographics

• Census place: Barbecue, NC
• County: Lee County · 76,725 people
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 632.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

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: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

+16150.0% since first listed

3 events — show timeline

• 2026-06-05 Listed $195,000 LPRMLS
• 2024-03-14 Rental Removed $1,200 APPFOLIO
• 2024-01-28 Listed for Rent $1,200 APPFOLIO

Property tax history

+1.9%/yr

Latest (2025): $1,257 · +0.0% YoY. Source: county tax records.