111 Silver Pine Dr Lot 54 · Angier, NC 27501

$249,900

3 bd · 2.5 ba · 1,851 sqft · Townhouse · 220 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $160/mo HOA · 7% of rent ↓ 3% since listing

---

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 +8.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY! Discover the Aurora plan—a beautifully designed interior-unit townhome just 1 mile from downtown Angier! Take advantage of a special fixed-interest-rate promotion or receive up to $10,368 toward closing costs with Mattamy Home Funding and seller-approved attorney. Plus, enjoy a $5,000 credit toward a refrigerator, washer/dryer, and blinds! Call the Listing Agent for complete promotion details. Inside, you'll find an open-concept kitchen with granite countertops and stainless-steel appliances flowing into a spacious Great Room perfect for everyday living and entertaining.

Key facts

• Ss appliances
• Great room
• Granite countertops

Tags

• OPEN KITCHEN
• GRANITE COUNTERTOPS
• SS APPLIANCES
• LUXURY VINYL PLANK FLOORING
• GREAT ROOM
• OWNER'S SUITE

🏗️ New construction. The $249,900 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 good.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.9% below list).
• Recommended offer: $215k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% in Angier — 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 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); 1097 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 35% 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 220 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,142 (13.9% 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 220 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.84% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $256,400
• List price: $249,900
• Delta: -2.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Silver Pine Dr Lot 41	0.02mi	3/2.5	1,851 (0%)	5mo	$252,000	$136	95
39 Silver Pine Dr	0.02mi	3/2.5	1,851 (0%)	6mo	$250,000	$135	94
121 Silver Pine Dr Lot 52	0.01mi	3/2.5	1,839 (-1%)	6mo	$266,926	$145	94
17 Silver Pine Dr Lot 45	0.03mi	3/2.5	1,839 (-1%)	5mo	$249,310	$136	93
21 Silver Pine Dr	0.02mi	3/2.5	1,851 (0%)	7mo	$240,000	$130	93
13 Silver Pine Dr	0.03mi	3/2.5	1,851 (0%)	7mo	$240,000	$130	93
136 Silver Pine Dr	0.03mi	3/2.5	1,851 (0%)	7mo	$254,800	$138	93
130 Silver Pine Dr Lot 61	0.03mi	3/2.5	1,839 (-1%)	7mo	$260,736	$142	92
137 Silver Pine Dr	0.03mi	3/2.5	1,839 (-1%)	8mo	$258,000	$140	91
112 Silver Pine Dr #57	0.03mi	3/2.5	1,583 (-14%)	2mo	$251,984	$159	73
53 Bibury Way	0.50mi	3/2.5	1,660 (-10%)	1mo	$230,000	$139	59
78 Burford Way	0.54mi	3/2.5	1,586 (-14%)	6mo	$230,000	$145	46

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: -24.7%
• Equity multiple: 0.17×
• Total profit: $-59,474
• Equity at exit: $38,230

10-year hold

• IRR: -25.9%
• Equity multiple: -0.16×
• Total profit: $-83,290
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 17 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $250,534 ($157/sqft)
• Median days on market: 80 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -11.7% 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: 1097
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,345
• Tax est. 1.5%: −$320 /mo · $3,846/yr
• Insurance: −$107
• HOA: −$160
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-232

Break-even live

Break-even rent $2,445

Max offer price $222,787

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-144	+0% $-232	+5% $-321	+10% $-409
Rent	-10% $-402	-5% $-317	+0% $-232	+5% $-147	+10% $-62
Rate	-1.0pp $-103	-0.5pp $-167	base $-232	+0.5pp $-299	+1.0pp $-366

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 29 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	164d	1	0.05mi
62 Thistle Patch Pl Angier, NC	4.0	2.5	2491	$2,195	$0.88	10d	1	0.18mi
180 White Birch Ln Angier, NC	4.0	2.5	2345	$1,995	$0.85	10d	1	0.18mi
180 White Birch Ln Angier, NC	4.0	2.5	2345	$1,995	$0.85	41d	1	0.18mi
50 Thistle Patch Pl Angier, NC	4.0	2.5	2352	$2,195	$0.93	51d	1	0.20mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	162d	1	0.43mi
346 Campbell St Angier, NC	4.0	3.0	2407	$1,849	$0.77	10d	1	0.50mi
52 Tanglewood Pl Angier, NC	4.0	2.5	2532	$2,900	$1.15	11d	1	0.60mi
52 Tanglewood Pl Angier, NC	4.0	2.5	2532	$2,900	$1.15	2d	1	0.60mi
172 Horseshoe Pl Angier, NC	4.0	3.0	2069	$2,250	$1.09	10d	1	0.72mi
172 Horseshoe Pl Angier, NC	4.0	3.0	2069	$2,250	$1.09	33d	1	0.72mi
611 Roy Adams Rd Angier, NC	4.0	2.5	2272	$2,095	$0.92	164d	1	0.75mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	164d	1	0.84mi
728 Roy Adams Rd Angier, NC	4.0	2.5	2435	$2,350	$0.97	154d	1	0.85mi
767 Roy Adams Rd Angier, NC	3.0	2.5	1494	$1,895	$1.27	51d	1	0.87mi
122 S Pleasant St Angier, NC	4.0	3.0	2300	$2,150	$0.93	10d	1	0.97mi
122 S Pleasant St Unit Na Angier, NC	4.0	3.0	2300	$2,150	$0.93	2d	1	0.97mi
122 S Pleasant St Angier, NC	4.0	3.0	2300	$2,300	$1.00	41d	1	0.97mi
37 Bluebell St Angier, NC	3.0	2.0	2406	$2,050	$0.85	10d	1	1.23mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	154d	1	1.24mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	154d	1	1.28mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,995	$1.06	154d	1	1.29mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,990	$1.05	164d	1	1.29mi
15 Bluebottle St Angier, NC	3.0	2.5	1603	$1,697	$1.06	10d	1	1.32mi
90 Hyacinth Ln Angier, NC	3.0	2.5	1591	$1,750	$1.10	2d	1	1.37mi
573 Circle Dr Angier, NC	3.0	2.0	1520	$2,000	$1.32	51d	1	1.39mi
108 Clementine St Sanford, NC	3.0	2.5	1418	$1,675	$1.18	51d	1	1.39mi
164 Ethel Ln Angier, NC	4.0	2.0	1764	$2,150	$1.22	41d	1	1.48mi
164 Ethel Ln Angier, NC	4.0	2.0	1764	$2,150	$1.22	51d	1	1.48mi

Property features AI

Finance

• Other: Lot identified as Lot 54Lot approximately 0.05 acresState road frontage on publicly maintained asphalt road
• HOA & community: Monthly HOA ($160) managed by Elite ManagementHOA maintains grounds and structuresCommunity amenities include dog park, jogging path, picnic area, playground, sidewalks, and street lights

Exterior

• Parking: Attached garage (1 car)Additional open parking (1 space)Concrete drivewayGarage door openerGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo levelsNew construction
• Construction: Built by Mattamy Homes — Aurora modelFiber cement / HardiPlank and shake sidingLow VOC paintRadiant barrierArchitectural shingle roofSlab foundationConstructed as townhome
• Exterior features: PatioPlayground on siteRain guttersPartial privacy vinyl fencing

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePlumbed for ice maker
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heat pumpZoned heat pump coolingCeiling fans
• Interior features: Bathtub/shower combinationCeiling fansDouble vanityEat-in kitchenGranite and quartz countersKitchen islandOpen floorplanPantryRecessed lightingSmart thermostatSmooth ceilingsWalk-in closet(s)Water closet
• Laundry & utility: Inside laundry room with washer and electric dryer hookupsElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $249,900 Active 220 DOM
2. 2026-11-07
   days on market $249,900 Active 219 DOM
3. 2026-11-06
   days on market $249,900 Active 218 DOM
4. 2026-11-05
   days on market $249,900 Active 217 DOM
5. 2026-11-04
   days on market $249,900 Active 216 DOM
6. 2026-11-02
   days on market $249,900 Active 214 DOM
7. 2026-11-01
   days on market $249,900 Active 213 DOM
8. 2026-10-31
   days on market $249,900 Active 212 DOM
9. 2026-10-30
   days on market $249,900 Active 211 DOM
10. 2026-10-29
    days on market $249,900 Active 210 DOM
11. 2026-10-28
    days on market $249,900 Active 209 DOM
12. 2026-10-27
    days on market $249,900 Active 208 DOM
13. 2026-10-26
    days on market $249,900 Active 207 DOM
14. 2026-10-26
    days on market $249,900 Active 206 DOM
15. 2026-10-24
    days on market $249,900 Active 205 DOM
16. 2026-10-23
    days on market $249,900 Active 204 DOM
17. 2026-10-22
    days on market $249,900 Active 203 DOM
18. 2026-10-21
    days on market $249,900 Active 202 DOM
19. 2026-10-20
    days on market $249,900 Active 201 DOM
20. 2026-10-19
    days on market $249,900 Active 200 DOM
21. 2026-10-18
    days on market $249,900 Active 199 DOM
22. 2026-10-17
    days on market $249,900 Active 198 DOM
23. 2026-10-16
    days on market $249,900 Active 197 DOM
24. 2026-10-15
    days on market $249,900 Active 196 DOM
25. 2026-10-14
    days on market $249,900 Active 195 DOM
26. 2026-10-13
    days on market $249,900 Active 194 DOM
27. 2026-10-12
    days on market $249,900 Active 193 DOM
28. 2026-10-11
    days on market $249,900 Active 192 DOM
29. 2026-10-10
    days on market $249,900 Active 191 DOM
30. 2026-10-09
    days on market $249,900 Active 190 DOM
31. 2026-10-08
    days on market $249,900 Active 189 DOM
32. 2026-10-08
    remarks 693-char remark
33. 2026-10-07
    days on market $249,900 Active 188 DOM
34. 2026-10-06
    days on market $249,900 Active 187 DOM
35. 2026-10-05
    days on market $249,900 Active 186 DOM
36. 2026-10-04
    days on market $249,900 Active 185 DOM
37. 2026-10-03
    days on market $249,900 Active 184 DOM
38. 2026-10-02
    days on market $249,900 Active 183 DOM
39. 2026-10-01
    days on market $249,900 Active 182 DOM
40. 2026-09-30
    days on market $249,900 Active 181 DOM
41. 2026-09-29
    days on market $249,900 Active 180 DOM
42. 2026-09-28
    days on market $249,900 Active 179 DOM
43. 2026-09-27
    days on market $249,900 Active 178 DOM
44. 2026-09-26
    days on market $249,900 Active 177 DOM
45. 2026-09-25
    pricedays on market $249,900 Active 176 DOM
46. 2026-09-24
    days on market $259,212 Active 175 DOM
47. 2026-09-23
    days on market $259,212 Active 174 DOM
48. 2026-09-22
    days on market $259,212 Active 173 DOM
49. 2026-09-21
    days on market $259,212 Active 172 DOM
50. 2026-09-20
    days on market $259,212 Active 171 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: $25,817
• − Mortgage interest: −$14,362
• − Property taxes: −$3,846
• − Insurance: −$1,282
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$1,920
• − Depreciation: −$7,459
• Taxable loss: −$7,183
• Est. tax savings @ 24.0%: +$1,724
• After-tax cash flow: $-1,064/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 · 12 photos

Good 85/100 None rehab

This move-in ready townhouse is in excellent condition with no visible repairs needed. It offers a good ROI with updates like fresh paint and smart home devices.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑
• Both Add smart thermostat — Smart thermostat enhances comfort and energy savings ↑

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%
• 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: Lot identified as Lot 54Lot approximately 0.05 acresState road frontage on publicly maintained asphalt road
• HOA & community: Monthly HOA ($160) managed by Elite ManagementHOA maintains grounds and structuresCommunity amenities include dog park, jogging path, picnic area, playground, sidewalks, and street lights

Exterior

• Parking: Attached garage (1 car)Additional open parking (1 space)Concrete drivewayGarage door openerGarage faces front2 total parking spaces
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo levelsNew construction
• Construction: Built by Mattamy Homes — Aurora modelFiber cement / HardiPlank and shake sidingLow VOC paintRadiant barrierArchitectural shingle roofSlab foundationConstructed as townhome
• Exterior features: PatioPlayground on siteRain guttersPartial privacy vinyl fencing

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePlumbed for ice maker
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heat pumpZoned heat pump coolingCeiling fans
• Interior features: Bathtub/shower combinationCeiling fansDouble vanityEat-in kitchenGranite and quartz countersKitchen islandOpen floorplanPantryRecessed lightingSmart thermostatSmooth ceilingsWalk-in closet(s)Water closet
• Laundry & utility: Inside laundry room with washer and electric dryer hookupsElectric water heater

Price history

-2.6% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $259,212 TMLS
• 2026-04-11 Price Changed $262,212 TMLS
• 2026-04-02 Listed $266,212 TMLS