247 Eisler Dr · Lillington, NC 27546

$185,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 430 Days on market

Built 1997 0.62 ac lot Est $198k · 7% under ↓ 7% since listing

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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 +23.8/30.0
• ARV discount +10.4/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

247 Eisler Dr in Lillington, NC, is situated in a peaceful, rural neighborhood characterized by spacious lots. 3 bedrooms with 2 bathrooms, this open and spacious floorpan flows wonderfully. New roof and floors in the past 3 years! The community’s location offers convenient access to local amenities while maintaining a tranquil, country feel. With its spacious lots and welcoming neighborhood, 247 Eisler Dr presents an opportunity to enjoy the best of Lillington’s serene living.

Key facts

• New floors
• Convenient access
• Spacious lots

Tags

• SPACIOUS LOTS
• NEW ROOF
• NEW FLOORS
• CONVENIENT ACCESS

Property features AI

Exterior

• Utilities: Public water; Septic tank and holding tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Porch (front porch)

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Ceiling fan cooling
• Interior features: Ceiling fans; Double vanities; Eat-in kitchen; Kitchen island; Gas log fireplace (1)
• Laundry & utility: Washer hookup on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/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 $183k (1.1% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, 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: Anderson Creek Primary (582 students, 61% FRL); Western Harnett Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 820 students, 57% FRL); Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL).
• Zoned-school proficiency averages 48% at this address vs 35% district-wide (+13 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: 834 active listings in the ZIP; 3 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 33% of the median local income ($67k/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 430 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 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. 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?
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: 0.99% ✗
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $197,964
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Micro Tower Rd	0.32mi	3/2.0	1,429 (+2%)	3mo	$205,000	$143	80
100 Eisler Dr	0.15mi	3/2.0	1,307 (-7%)	8mo	$190,000	$145	74
545 Eisler Dr	0.27mi	4/2.0 (+1)	1,324 (-6%)	12mo	$195,000	$147	63
710 Eisler Dr	0.25mi	3/2.0	1,316 (-6%)	21mo	$186,000	$141	61
53 Eisler Dr	0.20mi	2/2.0 (-1)	1,243 (-12%)	14mo	$172,500	$139	55
704 Micro Tower Rd	0.24mi	3/2.0	1,599 (+14%)	18mo	$187,000	$117	50
485 Eisler Dr	0.24mi	3/3.0	1,575 (+12%)	22mo	$122,000	$77	46
265 Kathleen Rd	0.50mi	3/3.0	1,602 (+14%)	21mo	$137,000	$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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-7,483
• Equity at exit: $27,584

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $22,208
• Equity at exit: $15,995

Cash invested: $51,800 (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 27546

• Home prices YoY: -14.4%
• Active inventory: 834
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $355

Break-even live

Break-even rent $1,381

Max offer price $185,000

Occupancy floor 76%

Sensitivity live

Price	-10% $459	-5% $407	+0% $355	+5% $302	+10% $250
Rent	-10% $210	-5% $282	+0% $355	+5% $427	+10% $499
Rate	-1.0pp $448	-0.5pp $402	base $355	+0.5pp $307	+1.0pp $258

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Jumpmaster Dr Unit Na Broadway, NC	3.0	2.0	1250	$1,750	$1.40	25d	1	0.68mi
44 Schoomaker Ct Broadway, NC	3.0	2.0	1348	$1,750	$1.30	25d	1	0.82mi
44 Schoomaker Ct Unit 44 Broadway, NC	3.0	2.0	1378	$1,750	$1.27	15d	1	0.82mi

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 430 DOM
2. 2026-06-18
   days on market $185,000 Active 427 DOM
3. 2026-06-17
   days on market $185,000 Active 426 DOM
4. 2026-06-16
   days on market $185,000 Active 425 DOM
5. 2026-06-15
   days on market $185,000 Active 424 DOM
6. 2026-06-14
   days on market $185,000 Active 422 DOM
7. 2026-06-10
   days on market $185,000 Active 419 DOM
8. 2026-06-09
   days on market $185,000 Active 418 DOM
9. 2026-06-08
   days on market $185,000 Active 417 DOM
10. 2026-06-07
    days on market $185,000 Active 416 DOM
11. 2026-06-05
    days on market $185,000 Active 413 DOM
12. 2026-06-03
    days on market $185,000 Active 412 DOM
13. 2026-06-02
    days on market $185,000 Active 411 DOM
14. 2026-06-01
    days on market $185,000 Active 410 DOM
15. 2026-05-31
    days on market $185,000 Active 409 DOM
16. 2026-05-30
    days on market $185,000 Active 408 DOM
17. 2026-01-05
    price $185,000
18. 2025-09-25
    price $195,000
19. 2025-07-10
    price $190,000
20. 2025-04-17
    listed $199,000 Active

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$990/yr (+$83/mo · 188.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $21,960
• − Mortgage interest: −$10,363
• − Property taxes: −$527
• − Insurance: −$925
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,382
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,955/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harnett County · 125,715 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 21,419
• Household income: $66,746
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 642.0

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 0.55)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 14% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -33.35%
• Current HPI: 198.2885
• 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

-7.0% since first listed

4 events — show timeline

• 2026-01-05 Price Changed $185,000 LPRMLS
• 2025-09-25 Price Changed $195,000 LPRMLS
• 2025-07-10 Price Changed $190,000 LPRMLS
• 2025-04-17 Listed $199,000 LPRMLS

Property tax history

-0.1%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.