1875 Cedar Creek Rd · Franklinton, NC 27525

$253,000

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 181 Days on market

Built 1970 0.46 ac lot Est $271k · 7% under

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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).

• ARV discount +10.5/15.0
• Cash flow +9.9/30.0
• Appreciation +9.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Cute as a button all-brick ranch set on a spacious half-acre lot, surrounded by upcoming beautiful new construction homes. The expansive yard offers endless possibilities—perfect for gardening, outdoor play, grilling, or relaxing on the deck. Step inside to find a thoughtfully updated interior featuring crisp white cabinetry, stainless steel appliances, and durable vinyl flooring throughout. Other updates include roof, windows, hot water heater, doors and lighting! Enjoy a fantastic location with easy access to area schools and a quick commute to downtown Youngsville and Franklinton. This charming home offers the perfect blend of comfort, style, and convenience—ready for you to

Key facts

• Updated interior
• Half acre lot
• 0.46 acre lot

Tags

• HALF ACRE LOT
• UPDATED INTERIOR
• STAINLESS STEEL APPLIANCES
• DURABLE VINYL FLOORING
• EASY ACCESS TO AREA SCHOOLS
• QUICK COMMUTE TO DOWNTOWN

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Site-built single-level home; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Entrance foyer
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (29.5% below list).
• Recommended offer: $178k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Franklinton — 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 61/100 on livability (#491 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklinton Elementary (math 29% / reading 25%, grade F, #1,033 of 1,410 statewide, top 76%, 522 students, 81% FRL); Cedar Creek Middle (math 32% / reading 37%, grade F, #292 of 475 statewide, top 62%, 515 students, 54% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL).
• Market conditions: 251 active listings in the ZIP; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (8.4% local appreciation)).
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $253k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,294 (29.5% 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. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $271,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Honey Bee Ln	0.18mi	2/2.0 (-1)	1,173 (+8%)	6mo	$290,000	$247	64
75 Springwood Ln	0.17mi	2/2.0 (-1)	1,154 (+6%)	11mo	$289,000	$250	63
30 Bethany Ln	0.55mi	3/2.0	1,146 (+6%)	6mo	$277,000	$242	56
370 Haddonfield Ct	0.35mi	2/2.0 (-1)	1,152 (+6%)	18mo	$299,485	$260	49

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

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.42×
• Total profit: $100,871
• Equity at exit: $199,507

10-year hold

• IRR: 17.6%
• Equity multiple: 5.24×
• Total profit: $300,466
• Equity at exit: $403,189

Cash invested: $70,840 (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 27525

• Home prices YoY: 3.0%
• Active inventory: 251
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,327
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-159

Break-even live

Break-even rent $1,984

Max offer price $224,916

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-87	+0% $-159	+5% $-231	+10% $-302
Rent	-10% $-300	-5% $-229	+0% $-159	+5% $-89	+10% $-18
Rate	-1.0pp $-32	-0.5pp $-95	base $-159	+0.5pp $-225	+1.0pp $-291

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $253,000 Active 181 DOM
2. 2026-06-17
   days on market $253,000 Active 180 DOM
3. 2026-06-16
   days on market $253,000 Active 179 DOM
4. 2026-06-15
   days on market $253,000 Active 178 DOM
5. 2026-06-13
   days on market $253,000 Active 176 DOM
6. 2026-06-12
   days on market $253,000 Active 175 DOM
7. 2026-06-09
   days on market $253,000 Active 172 DOM
8. 2026-06-08
   days on market $253,000 Active 171 DOM
9. 2026-06-07
   days on market $253,000 Active 170 DOM
10. 2026-06-07
    days on market $253,000 Active 169 DOM
11. 2026-06-04
    days on market $253,000 Active 166 DOM
12. 2026-06-02
    days on market $253,000 Active 165 DOM
13. 2026-06-01
    days on market $253,000 Active 164 DOM
14. 2026-05-31
    remarks 687-char remark
15. 2026-05-31
    listed $253,000 Active 163 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: $1,624 · $135/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$451/yr (+$38/mo · 27.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $21,395
• − Mortgage interest: −$14,172
• − Property taxes: −$1,624
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$7,360
• Taxable loss: −$6,449
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-360/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: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

Livability — Franklinton

• Score: 61/100
• State rank: #491
• US rank: #18002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 64,885 people
• City population: 17,110
• Metro: Raleigh-Cary, NC
• Population (ZIP): 17,110
• Household income: $73,036
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 446.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 294.1531
• Rent YoY: —
• Metro: Raleigh-Cary, 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

+50.6% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $253,000 TMLS
• 2026-02-25 Price Changed $260,000 TMLS
• 2026-02-24 Price Changed $260 TMLS
• 2025-12-19 Listed $270,000 TMLS
• 2025-04-09 Pending — TMLS
• 2025-04-09 Listing Removed — TMLS
• 2025-04-03 Price Changed $265,000 TMLS
• 2025-01-16 Relisted — TMLS
• 2025-01-08 Pending — TMLS
• 2025-01-06 Relisted — TMLS
• 2024-10-02 Pending — TMLS
• 2024-07-02 Price Changed $275,000 TMLS
• 2024-05-24 Relisted — TMLS
• 2024-05-10 Pending — TMLS
• 2024-05-02 Listed $285,000 TMLS
• 2023-11-20 Sold (Public Records) $168,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,624 · +1.8% YoY. Source: county tax records.