120 Silver Pne Lot 59 · Angier, NC 27501

$250,078

3 bd · 2.5 ba · 1,540 sqft · Townhouse · 159 Days on market

Built 2026 Excellent condition 2,003 sqft lot Garage $160/mo HOA · 8% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This gorgeous new community features our new Hallie townhome, no backyard neighbor. Less than 1 mile from downtown Angier! Features include 3bedrooms/2.5 baths w/ 1 CAR GARAGE!! Townhome includes Luxury Vinyl Plank Flooring throughout first floor, SS appliances & Granite countertops. Construction has begun, estimated completion July. * * Photos of similar home, selections will vary by home * * This is your opportunity to save with our special interest rate combined with Builder incentive. Buyers can receive up to $15K in Closing Costs w/ preferred lender and attorney. Special interest rates are available. $5,000 credit towards Refrigerator, washer/dryer/blinds.

Key facts

• $160 HOA
• Garage
• Built 2026

🏗️ New construction. The $250,078 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.1% below list).
• Recommended offer: $200k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Angier — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute 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: 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 County Early College (math 70%, 102 students, 39% FRL).
• Market conditions: Rents rising (+1.5%/yr); 974 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $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

• It's been on market 159 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,793 (20.1% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

• ARV (median comp): $256,400
• List price: $250,078
• Delta: -2.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Silver Pine Dr #57	0.01mi	3/2.5	1,583 (+3%)	0mo	$251,984	$159	95
78 Burford Way	0.53mi	3/2.5	1,586 (+3%)	5mo	$230,000	$145	66
75 Bibury Way	0.48mi	3/2.5	1,603 (+4%)	24mo	$276,157	$172	51
71 Bibury Way	0.48mi	3/2.5	1,603 (+4%)	24mo	$267,302	$167	51
25 Silver Pl Apt B	0.58mi	3/2.5	1,377 (-11%)	7mo	$220,000	$160	49
61 Bibury Way	0.48mi	3/2.5	1,618 (+5%)	24mo	$269,407	$167	49
65 Bibury Way	0.48mi	3/2.5	1,618 (+5%)	24mo	$274,197	$169	49
40 Burford Way	0.56mi	3/2.5	1,618 (+5%)	24mo	$285,000	$176	46
59 Kingham Ln	0.59mi	3/2.5	1,680 (+9%)	17mo	$245,000	$146	43
31 Burford Way	0.54mi	3/2.5	1,735 (+13%)	15mo	$240,000	$138	41

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.07×
• Total profit: $-66,967
• Equity at exit: $38,230

10-year hold

• IRR: -35.1%
• Equity multiple: -0.38×
• Total profit: $-98,843
• Equity at exit: $22,169

Cash invested: $71,792 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 15 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $259,185 ($156/sqft)
• Median days on market: 53 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +6.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 974
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,345
• Tax est. 1.5%: −$320 /mo · $3,846/yr
• Insurance: −$107
• HOA: −$160
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-354

Break-even live

Break-even rent $2,445

Max offer price $205,240

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-265	+0% $-354	+5% $-442	+10% $-531
Rent	-10% $-511	-5% $-432	+0% $-354	+5% $-275	+10% $-196
Rate	-1.0pp $-224	-0.5pp $-288	base $-354	+0.5pp $-420	+1.0pp $-488

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: $64,100
• Closing costs: $7,692
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	119d	1	0.06mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	116d	1	0.37mi
172 Horseshoe Pl Angier, NC	4.0	3.0	2069	$2,350	$1.14	6d	1	0.66mi
390 S Broad St E Angier, NC	2.0	2.5	1180	$1,495	$1.27	6d	1	0.81mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	119d	1	0.85mi
767 Roy Adams Rd Angier, NC	3.0	2.5	1494	$1,895	$1.27	6d	1	0.89mi
278 S Raleigh St Angier, NC	2.0	2.5	1168	$1,500	$1.28	119d	1	0.92mi
242 S Raleigh St Angier, NC	2.0	2.5	1156	$1,800	$1.56	119d	1	0.96mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	109d	1	1.17mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	109d	1	1.21mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,990	$1.05	119d	1	1.23mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,995	$1.06	109d	1	1.23mi
90 Hyacinth Ln Angier, NC	3.0	2.5	1591	$1,775	$1.12	5d	1	1.31mi
573 Circle Dr Angier, NC	3.0	2.0	1520	$2,000	$1.32	6d	1	1.32mi
108 Clementine St Sanford, NC	3.0	2.5	1418	$1,675	$1.18	6d	1	1.33mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,445	$1.21	116d	1	1.34mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,445	$1.21	6d	1	1.34mi
164 Ethel Ln Angier, NC	4.0	2.0	1764	$2,150	$1.22	6d	1	1.45mi
751 W Church St Unit Na Angier, NC	3.0	2.5	1609	$1,850	$1.15	6d	1	1.48mi

Property features AI

Finance

• Other: Community address: 10 Twin Birch Drive, AngierPublic maintained road
• HOA & community: Homeowners association managed by Elite ManagementMonthly association fee ($160) covering grounds and structure maintenanceCommunity amenities include playground, dog park, jogging path, picnic area, sidewalks, street lights, maintenance and management

Exterior

• Parking: Attached garage (1 car)Additional open/unassigned parking with approximately 20 spacesConcrete driveway; garage faces front
• Utilities: Public waterPublic sewerSewer connected and water connectedCable availableUnderground utilities
• Home design: Townhouse with two levelsNew construction2+ common wallsUnit identified as Lot 59
• Construction: Fiber cement (HardiPlank type) sidingRadiant barrierArchitectural shingle roofSlab foundationBuilt by Mattamy Homes (model: Hallie)
• Exterior features: Rain guttersPartial fencingPartially wooded vegetation

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms
• Flooring: Combination of carpet and luxury vinyl (simulated wood)
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced air heating with heat pump and zoned controlsCentral electric cooling with heat pump and zoned controls
• Interior features: Eat-in kitchen with kitchen island and pantryGranite countersOpen floorplan with recessed lightingSmooth ceilingsLow-flow plumbing fixturesHigh-speed internet availableWired for dataSmart thermostat
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet on upper levelInside laundry

Listing history 50 events

1. 2026-09-23
   days on market $250,078 Active 159 DOM
2. 2026-09-22
   days on market $250,078 Active 158 DOM
3. 2026-09-21
   days on market $250,078 Active 157 DOM
4. 2026-09-20
   days on market $250,078 Active 156 DOM
5. 2026-09-19
   days on market $250,078 Active 155 DOM
6. 2026-09-18
   days on market $250,078 Active 154 DOM
7. 2026-09-17
   days on market $250,078 Active 153 DOM
8. 2026-09-16
   days on market $250,078 Active 152 DOM
9. 2026-09-15
   days on market $250,078 Active 151 DOM
10. 2026-09-14
    days on market $250,078 Active 150 DOM
11. 2026-09-13
    days on market $250,078 Active 149 DOM
12. 2026-09-13
    days on market $250,078 Active 148 DOM
13. 2026-09-11
    days on market $250,078 Active 147 DOM
14. 2026-09-05
    days on market $250,078 Active 141 DOM
15. 2026-09-04
    days on market $250,078 Active 140 DOM
16. 2026-09-03
    days on market $250,078 Active 139 DOM
17. 2026-08-31
    days on market $250,078 Active 136 DOM
18. 2026-08-29
    days on market $250,078 Active 134 DOM
19. 2026-08-28
    days on market $250,078 Active 133 DOM
20. 2026-08-27
    days on market $250,078 Active 132 DOM
21. 2026-08-26
    days on market $250,078 Active 131 DOM
22. 2026-08-25
    days on market $250,078 Active 130 DOM
23. 2026-08-24
    days on market $250,078 Active 129 DOM
24. 2026-08-23
    days on market $250,078 Active 128 DOM
25. 2026-08-22
    days on market $250,078 Active 127 DOM
26. 2026-08-21
    days on market $250,078 Active 126 DOM
27. 2026-08-20
    days on market $250,078 Active 125 DOM
28. 2026-08-19
    days on market $250,078 Active 124 DOM
29. 2026-08-18
    days on market $250,078 Active 123 DOM
30. 2026-08-17
    days on market $250,078 Active 122 DOM
31. 2026-08-16
    days on market $250,078 Active 121 DOM
32. 2026-08-15
    days on market $250,078 Active 120 DOM
33. 2026-08-14
    days on market $250,078 Active 119 DOM
34. 2026-08-13
    days on market $250,078 Active 118 DOM
35. 2026-08-12
    days on market $250,078 Active 117 DOM
36. 2026-08-11
    days on market $250,078 Active 116 DOM
37. 2026-08-10
    days on market $250,078 Active 115 DOM
38. 2026-08-09
    days on market $250,078 Active 114 DOM
39. 2026-08-08
    days on market $250,078 Active 113 DOM
40. 2026-08-07
    days on market $250,078 Active 112 DOM
41. 2026-08-06
    days on market $250,078 Active 111 DOM
42. 2026-08-05
    days on market $250,078 Active 110 DOM
43. 2026-08-04
    days on market $250,078 Active 109 DOM
44. 2026-08-03
    days on market $250,078 Active 108 DOM
45. 2026-07-31
    days on market $250,078 Active 105 DOM
46. 2026-07-29
    days on market $250,078 Active 103 DOM
47. 2026-07-27
    days on market $250,078 Active 101 DOM
48. 2026-07-25
    days on market $250,078 Active 99 DOM
49. 2026-07-23
    days on market $250,078 Active 97 DOM
50. 2026-07-22
    days on market $250,078 Active 96 DOM

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

Taxation est. · year 1

• Rental income: $23,975
• − Mortgage interest: −$14,362
• − Property taxes: −$3,846
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − HOA: −$1,920
• − Depreciation: −$7,459
• Taxable loss: −$8,730
• Est. tax savings @ 24.0%: +$2,095
• After-tax cash flow: $-2,147/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.

Condition & rehab AI · 10 photos

Excellent 100/100 None rehab

This new construction townhouse is in excellent condition with no visible repairs needed. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and property value ↑
• Both Kitchen appliances — Upgrading to high-end appliances can increase both resale and rental value ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Angier Elementary F NC #1,218/1,410 Nat'l #32,906/41,679 Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett County Early College

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

B Composite livability gradescore 73/100

Livability — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angier, NC
• County: Harnett County · 153,758 people
• City population: 24,806
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 9% of renters

---

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

Property features AI

Finance

• Other: Community address: 10 Twin Birch Drive, AngierPublic maintained road
• HOA & community: Homeowners association managed by Elite ManagementMonthly association fee ($160) covering grounds and structure maintenanceCommunity amenities include playground, dog park, jogging path, picnic area, sidewalks, street lights, maintenance and management

Exterior

• Parking: Attached garage (1 car)Additional open/unassigned parking with approximately 20 spacesConcrete driveway; garage faces front
• Utilities: Public waterPublic sewerSewer connected and water connectedCable availableUnderground utilities
• Home design: Townhouse with two levelsNew construction2+ common wallsUnit identified as Lot 59
• Construction: Fiber cement (HardiPlank type) sidingRadiant barrierArchitectural shingle roofSlab foundationBuilt by Mattamy Homes (model: Hallie)
• Exterior features: Rain guttersPartial fencingPartially wooded vegetation

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms
• Flooring: Combination of carpet and luxury vinyl (simulated wood)
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced air heating with heat pump and zoned controlsCentral electric cooling with heat pump and zoned controls
• Interior features: Eat-in kitchen with kitchen island and pantryGranite countersOpen floorplan with recessed lightingSmooth ceilingsLow-flow plumbing fixturesHigh-speed internet availableWired for dataSmart thermostat
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet on upper levelInside laundry

Price history

1 event — show timeline

• 2026-04-17 Listed $250,078 TMLS