133 Westerly Way · Lillington, NC 27546

$319,490

5 bd · 3.0 ba · 2,511 sqft · SingleFamily · 57 Days on market

Built 2026 Good condition 6,534 sqft lot Garage $127/sqft · at area comps Est $330k · at est. $67/mo HOA · 3% of rent ↓ 8% since listing

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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 +8.9/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 133 Westerly Way at Westerly in Lillington, NC! The Hayden is a thoughtfully designed two-story home which features 2,511 square feet of living space, 5 bedrooms, 3 full bathrooms, and a 2-car garage- perfect for households that need both space and versatility. Step inside to a welcoming foyer that leads past a flex room, accented with charming French doors, ideal for a home office, study, or playroom. The heart of the home is a bright, open-concept layout that connects the kitchen, breakfast area, and living room, all finished with elegant Revwood flooring.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (28.5% below list).
• Recommended offer: $228k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.7% in Lillington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lillington-Shawtown Elementary (math 23% / reading 30%, grade F, #1,073 of 1,410 statewide, top 77%, 694 students, 100% 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 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1217 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $10k 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 57 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,496 (28.5% 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 57 days. Have you received any prior offers? Is the seller open to a 28% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (median comp): $330,000
• List price: $319,490
• Delta: -3.18%
• 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
146 Westerly Way	0.03mi	5/3.0	2,511 (0%)	2mo	$324,740	$129	97
72 Westerly Way	0.08mi	5/3.0	2,511 (0%)	3mo	$330,000	$131	94
114 Lone Star Dr	0.14mi	5/3.0	2,511 (0%)	1mo	$323,968	$129	93
145 Westerly Way	0.01mi	5/3.0	2,804 (+12%)	1mo	$335,000	$119	79
121 Westerly Way	0.01mi	5/3.0	2,804 (+12%)	2mo	$334,990	$119	78
134 Westerly Way	0.03mi	5/3.0	2,818 (+12%)	1mo	$336,590	$119	78
102 Westerly Way	0.04mi	4/2.5 (-1)	2,340 (-7%)	3mo	$304,990	$130	77
101 Westerly Way	0.03mi	5/3.0	2,804 (+12%)	3mo	$333,990	$119	77
112 Westerly Way	0.03mi	5/3.0	2,804 (+12%)	3mo	$333,990	$119	77
82 Westerly Way	0.07mi	5/3.0	2,804 (+12%)	4mo	$337,000	$120	74
52 Esther Ct	0.16mi	4/2.5 (-1)	2,340 (-7%)	4mo	$314,990	$135	70
156 Lone Star Dr	0.19mi	5/3.0	2,804 (+12%)	2mo	$350,000	$125	70

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: -27.1%
• Equity multiple: 0.09×
• Total profit: $-81,617
• Equity at exit: $47,637

10-year hold

• IRR: -24.9%
• Equity multiple: -0.22×
• Total profit: $-109,292
• Equity at exit: $27,624

Cash invested: $89,457 (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: 18 active · 32 under contract
• Months of supply: 3.4 mo (30%/mo absorbed)
• Median asking: $326,624 ($132/sqft)
• Median days on market: 138 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -0.7% vs current asking $/sqft

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

ZIP-level market 27546

• Home prices YoY: -14.4%
• Active inventory: 1217
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$67
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-470

Break-even live

Break-even rent $2,880

Max offer price $251,510

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-359	+0% $-470	+5% $-580	+10% $-691
Rent	-10% $-650	-5% $-560	+0% $-470	+5% $-380	+10% $-289
Rate	-1.0pp $-309	-0.5pp $-389	base $-470	+0.5pp $-553	+1.0pp $-637

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: $79,872
• Closing costs: $9,585
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Beachcomber Dr Lillington, NC	4.0	3.0	2135	$2,095	$0.98	6d	1	0.31mi
354 Beachcomber Dr Lillington, NC	4.0	3.0	2132	$2,100	$0.98	4d	1	0.31mi
28 Fairwinds Dr Lillington, NC	4.0	3.0	2870	$2,300	$0.80	119d	1	0.94mi
86 Norman Ave Lillington, NC	4.0	2.0	2067	$2,000	$0.97	6d	1	1.43mi

Property features AI

Finance

• HOA & community: Homeowners association (Blackberry Management)Monthly HOA feeCommunity amenities include cabana, grounds maintenance, parking, picnic area and playgroundCommunity features include sidewalks and street lights

Exterior

• Parking: Attached garage with 2 covered spacesAdditional open parking for 2 vehicles (4 parking total)Concrete drivewayGarage door opener; garage faces front; lighted parking and driveway
• Security: Smart lock(s)
• Utilities: Public water and public sewerElectricity connectedNatural gas connectedCable available
• Home design: Two-story site-built house (Hayden model by D.R. Horton)Entry level is 1New construction
• Construction: Built with board & batten, shake and vinyl siding plus brick and stone veneerArchitectural shingle roofPermanent slab foundationBuilt by D.R. Horton
• Exterior features: Covered front porch and patioExterior lighting and rain guttersSmart lights and smart locksYard is cleared and grassed

Interior

• Kitchen: DishwasherFree-standing gas rangeMicrowaveStainless steel appliances
• Bedrooms: 5 bedrooms total1 main-level bedroom
• Flooring: CarpetLaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open floorplan with high ceilingsLiving/dining room combinationEat-in kitchen with islandPantryQuartz countertopsDouble vanity and separate showerWalk-in shower and bathtub/shower combinationWater closetDual closets and walk-in closet(s)StorageSmooth ceilingsSmart home features including smart thermostat
• Laundry & utility: Laundry room with washer and electric dryer hookups (upper level)

Listing history 13 events

1. 2026-06-10
   days on market $319,490 Active 57 DOM
2. 2026-06-09
   days on market $319,490 Active 56 DOM
3. 2026-06-08
   days on market $319,490 Active 55 DOM
4. 2026-06-07
   days on market $319,490 Active 54 DOM
5. 2026-06-05
   days on market $319,490 Active 51 DOM
6. 2026-06-03
   days on market $319,490 Active 50 DOM
7. 2026-06-02
   days on market $319,490 Active 49 DOM
8. 2026-06-01
   days on market $319,490 Active 48 DOM
9. 2026-05-31
   days on market $319,490 Active 47 DOM
10. 2026-05-30
    days on market $319,490 Active 46 DOM
11. 2026-05-21
    price $334,490
12. 2026-04-22
    price $339,990
13. 2026-04-14
    listed $346,240 Active

ⓘ 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: $27,420
• − Mortgage interest: −$17,896
• − Property taxes: −$4,792
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$804
• − Depreciation: −$9,294
• Taxable loss: −$11,352
• Est. tax savings @ 24.0%: +$2,724
• After-tax cash flow: $-2,913/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 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping and curb appeal improvements, and adding a smart home system.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add a smart home system — Enhances home's appeal and adds value ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Lillington-Shawtown Elementary F NC #1,073/1,410 Nat'l #29,439/41,679 Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett Central High D- NC #334/535 Nat'l #6,330/17,239

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 71/100

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 · 153,758 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: 13% of renters

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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%

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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%

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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

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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

• HOA & community: Homeowners association (Blackberry Management)Monthly HOA feeCommunity amenities include cabana, grounds maintenance, parking, picnic area and playgroundCommunity features include sidewalks and street lights

Exterior

• Parking: Attached garage with 2 covered spacesAdditional open parking for 2 vehicles (4 parking total)Concrete drivewayGarage door opener; garage faces front; lighted parking and driveway
• Security: Smart lock(s)
• Utilities: Public water and public sewerElectricity connectedNatural gas connectedCable available
• Home design: Two-story site-built house (Hayden model by D.R. Horton)Entry level is 1New construction
• Construction: Built with board & batten, shake and vinyl siding plus brick and stone veneerArchitectural shingle roofPermanent slab foundationBuilt by D.R. Horton
• Exterior features: Covered front porch and patioExterior lighting and rain guttersSmart lights and smart locksYard is cleared and grassed

Interior

• Kitchen: DishwasherFree-standing gas rangeMicrowaveStainless steel appliances
• Bedrooms: 5 bedrooms total1 main-level bedroom
• Flooring: CarpetLaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open floorplan with high ceilingsLiving/dining room combinationEat-in kitchen with islandPantryQuartz countertopsDouble vanity and separate showerWalk-in shower and bathtub/shower combinationWater closetDual closets and walk-in closet(s)StorageSmooth ceilingsSmart home features including smart thermostat
• Laundry & utility: Laundry room with washer and electric dryer hookups (upper level)

Price history

-7.7% since first listed

5 events — show timeline

• 2026-06-12 Listing Removed — TMLS
• 2026-05-27 Price Changed $319,490 TMLS
• 2026-05-21 Price Changed $334,490 TMLS
• 2026-04-22 Price Changed $339,990 TMLS
• 2026-04-14 Listed $346,240 TMLS