3365 Johnston County Rd · Coats, NC 27501

$249,990

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 3 Days on market

Built 1996 1.00 ac lot

---

Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

* OFFER DEADLINE NOON MONDAY 6/8 * This Cute Home sits on an ACRE of land! Plenty of space for gardening and recreation! Low Maintenance 3BR/2BA Home with Covered Front and Back Porches - 16x16 Wired Shed w 220amp (for your RV, Electric Vehicle or Hot Tub?) - Fenced Backyard with pedestrian and double gates - Updated Bathroom - Fresh Interior Paint - Enjoy the peacefulness of the Country with nearby conveniences of local shopping and dining. Just 8 minutes from Angier and 20 minutes from Fuquay Varina.

Key facts

• Acre of land
• 16x16 wired shed
• Fresh interior paint

Tags

• ACRE OF LAND
• COVERED FRONT AND BACK PORCHES
• 16X16 WIRED SHED
• FENCED BACKYARD
• UPDATED BATHROOM
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Lot size: 1.0 acre; Zoning: RA-40
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (gravel)
• Utilities: Well water; Septic tank
• Home design: Single-story site-built house; Vinyl siding; Architectural shingle roof; Block foundation; Facing details not specified; One level
• Construction: Vinyl siding construction; Block foundation; Architectural shingle roof; Site-built structure
• Exterior features: Covered front and rear porches; Fenced backyard with gate (wood); Rain gutters; RV hookup; Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Plumbed for ice maker
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Central electric cooling; Ceiling fans
• Interior features: Bathtub/shower combination; Ceiling fan(s); Dual closets; Pantry; Storm door(s)
• Laundry & utility: Laundry closet; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (35.5% below list).
• Recommended offer: $161k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Coats — 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 (#430 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% FRL); Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett Central High (math 43% / reading 51%, grade D-, #334 of 535 statewide, top 64%, 1,474 students, 56% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $161,253 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.65% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.17×
• Total profit: $-58,246
• Equity at exit: $37,274

10-year hold

• IRR: -24.9%
• Equity multiple: -0.15×
• Total profit: $-80,440
• Equity at exit: $21,615

Cash invested: $69,997 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 662
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-238

Break-even live

Break-even rent $1,914

Max offer price $207,875

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-168	+0% $-238	+5% $-309	+10% $-380
Rent	-10% $-366	-5% $-302	+0% $-238	+5% $-175	+10% $-111
Rate	-1.0pp $-113	-0.5pp $-175	base $-238	+0.5pp $-303	+1.0pp $-369

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   remarks 510-char remark
2. 2026-06-09
   status $249,990 Pending 3 DOM
3. 2026-06-08
   days on market $249,990 Active 3 DOM
4. 2026-06-07
   remarks 472-char remark
5. 2026-06-07
   listed $249,990 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: $1,166 · $97/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$884/yr (+$74/mo · 75.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $19,350
• − Mortgage interest: −$14,003
• − Property taxes: −$1,166
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$7,272
• Taxable loss: −$7,437
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-1,076/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 — Coats

• Score: 63/100
• State rank: #430
• US rank: #15847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harnett County · 125,715 people
• City population: 6,549
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 339.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• 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

1 event — show timeline

• 2026-06-05 Listed $249,990 TMLS

Property tax history

+4.5%/yr

Latest (2024): $1,166 · +0.0% YoY. Source: county tax records.