The Caldwell Plan · Sanford, NC 27332

$302,990

3 bd · 2.5 ba · 2,231 sqft · SingleFamily · 88 Days on market

Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Cash flow +3.8/30.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Caldwell is great for those needing a first-floor owner's suite. The hub of this home is the centrally located family room, which is open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms, a large loft, and options for a fourth bedroom, third bathroom, and media room.

Key facts

• Large loft
• Media room
• Covered rear porch

Tags

• FIRST-FLOOR OWNER'S SUITE
• CENTRALLY LOCATED FAMILY ROOM
• COVERED REAR PORCH
• FLEXIBLE SECOND FLOOR
• LARGE LOFT
• MEDIA ROOM

🏗️ New construction. The $302,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $366,125.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $303k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (38.4% below list).
• Recommended offer: $187k (38.4% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.7% in Sanford — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, commute F.
• Lee County Schools (rural): math 31% / reading 39% proficiency, ranked #131 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tramway Elementary (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 545 students, 47% FRL); Sanlee Middle School (math 32% / reading 43%, grade F, #256 of 475 statewide, top 55%, 809 students, 70% FRL); Southern Lee High School (math 43% / reading 46%, grade F, #352 of 535 statewide, top 68%, 1,234 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 634 active listings in the ZIP; solid renter incomes; 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,591 (38.4% 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 88 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.51% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.36%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $366,125
• List price: $302,990
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Furley (homesite 38) St	0.45mi	3/2.5	2,291 (+3%)	6mo	$324,990	$142	70
2908 Currituck Dr	0.35mi	4/2.0 (+1)	2,120 (-5%)	2mo	$310,000	$146	67
243 Faith Ave	0.72mi	3/2.5	2,289 (+3%)	3mo	$338,490	$148	59
126 Favored Ave	0.75mi	4/2.5 (+1)	2,178 (-2%)	2mo	$330,000	$152	54
118 Favored Ave	0.73mi	4/3.0 (+1)	2,319 (+4%)	2mo	$325,990	$141	51
128 Willow Ridge Dr	0.61mi	4/2.5 (+1)	1,957 (-12%)	2mo	$293,000	$150	45
2612 Sapona Cir	0.68mi	4/2.0 (+1)	1,950 (-13%)	1mo	$290,000	$149	40
215 Faith Ave	0.75mi	3/2.5	1,929 (-14%)	5mo	$315,000	$163	39
235 Faith Ave	0.72mi	3/2.5	1,929 (-14%)	6mo	$315,000	$163	39
239 Faith Ave	0.72mi	4/2.5 (+1)	2,442 (+10%)	9mo	$320,000	$131	38
359 Tormore Dr	0.59mi	4/2.5 (+1)	1,903 (-15%)	10mo	$314,990	$166	35
227 Faith Ave	0.72mi	4/3.0 (+1)	2,491 (+12%)	10mo	$320,000	$128	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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -37.2%
• Equity multiple: -0.20×
• Total profit: $-122,990
• Equity at exit: $54,590

10-year hold

• IRR: -42.1%
• Equity multiple: -0.74×
• Total profit: $-178,352
• Equity at exit: $31,656

Cash invested: $102,515 (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: 69 active · 12 under contract
• Months of supply: 21.8 mo (5%/mo absorbed)
• Median asking: $328,990 ($161/sqft)
• Median days on market: 146 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +2.2% vs current asking $/sqft

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

ZIP-level market 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 634
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$1,920
• Tax est. 1.5%: −$458 /mo · $5,492/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-1,056

Break-even live

Break-even rent $3,203

Max offer price $213,300

Occupancy floor —

Sensitivity live

Price	-10% $-803	-5% $-930	+0% $-1,056	+5% $-1,183	+10% $-1,309
Rent	-10% $-1,204	-5% $-1,130	+0% $-1,056	+5% $-982	+10% $-909
Rate	-1.0pp $-872	-0.5pp $-963	base $-1,056	+0.5pp $-1,151	+1.0pp $-1,248

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: $91,531
• Closing costs: $10,984
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $306,900

Exterior

• Parking: 2 total parking spaces
• Utilities: Natural gas, electric, and heat pump available for heatingCentral air for cooling
• Home design: Single-family plan (The Caldwell)Address: Sanford, NC 27332
• Exterior features: Living area approximately 2231

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Plan: The Caldwell (new construction plan)

Listing history 50 events

1. 2026-08-08
   days on market $302,990 Active 88 DOM
2. 2026-08-07
   days on market $302,990 Active 87 DOM
3. 2026-08-06
   days on market $302,990 Active 86 DOM
4. 2026-08-05
   days on market $302,990 Active 85 DOM
5. 2026-08-04
   days on market $302,990 Active 84 DOM
6. 2026-08-03
   days on market $302,990 Active 83 DOM
7. 2026-07-31
   days on market $302,990 Active 80 DOM
8. 2026-07-30
   pricedays on market $302,990 Active 79 DOM
9. 2026-07-29
   days on market $296,900 Active 78 DOM
10. 2026-07-27
    days on market $296,900 Active 76 DOM
11. 2026-07-25
    days on market $296,900 Active 74 DOM
12. 2026-07-23
    days on market $296,900 Active 72 DOM
13. 2026-07-22
    days on market $296,900 Active 71 DOM
14. 2026-07-21
    days on market $296,900 Active 70 DOM
15. 2026-07-18
    days on market $296,900 Active 67 DOM
16. 2026-07-16
    days on market $296,900 Active 65 DOM
17. 2026-07-16
    days on market $296,900 Active 64 DOM
18. 2026-07-14
    days on market $296,900 Active 63 DOM
19. 2026-07-13
    days on market $296,900 Active 62 DOM
20. 2026-07-12
    days on market $296,900 Active 61 DOM
21. 2026-07-11
    days on market $296,900 Active 60 DOM
22. 2026-07-10
    days on market $296,900 Active 59 DOM
23. 2026-07-09
    days on market $296,900 Active 58 DOM
24. 2026-07-08
    days on market $296,900 Active 57 DOM
25. 2026-07-07
    days on market $296,900 Active 56 DOM
26. 2026-07-06
    days on market $296,900 Active 55 DOM
27. 2026-07-05
    days on market $296,900 Active 54 DOM
28. 2026-07-04
    days on market $296,900 Active 53 DOM
29. 2026-07-03
    days on market $296,900 Active 52 DOM
30. 2026-07-02
    days on market $296,900 Active 51 DOM
31. 2026-07-01
    days on market $296,900 Active 50 DOM
32. 2026-06-30
    days on market $296,900 Active 49 DOM
33. 2026-06-29
    days on market $296,900 Active 48 DOM
34. 2026-06-28
    days on market $296,900 Active 47 DOM
35. 2026-06-28
    days on market $296,900 Active 46 DOM
36. 2026-06-27
    days on market $296,900 Active 45 DOM
37. 2026-06-26
    pricedays on market $296,900 Active 44 DOM
38. 2026-06-23
    days on market $306,900 Active 41 DOM
39. 2026-06-21
    days on market $306,900 Active 40 DOM
40. 2026-06-19
    days on market $306,900 Active 38 DOM
41. 2026-06-18
    days on market $306,900 Active 37 DOM
42. 2026-06-17
    days on market $306,900 Active 36 DOM
43. 2026-06-16
    days on market $306,900 Active 35 DOM
44. 2026-06-15
    days on market $306,900 Active 34 DOM
45. 2026-06-14
    days on market $306,900 Active 32 DOM
46. 2026-06-13
    days on market $306,900 Active 31 DOM
47. 2026-06-10
    days on market $306,900 Active 29 DOM
48. 2026-06-09
    days on market $306,900 Active 28 DOM
49. 2026-06-08
    days on market $306,900 Active 27 DOM
50. 2026-06-07
    days on market $306,900 Active 26 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: $22,391
• − Mortgage interest: −$20,509
• − Property taxes: −$5,492
• − Insurance: −$1,831
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$10,651
• Taxable loss: −$19,674
• Est. tax savings @ 24.0%: +$4,722
• After-tax cash flow: $-7,952/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

The Caldwell Plan is a move-in-ready home with good condition and minimal repairs needed. It offers a great layout with a first-floor owner's suite and a centrally located family room. The home's curb appeal and interior condition are excellent, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract more potential buyers. ↑
• Resale Interior updates — Updating the interior can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Kitchen and bathroom updates — Updating the kitchen and bathrooms can increase the home's resale value and attract more potential buyers. ↑
• Both HVAC and mechanical updates — Upgrading the HVAC and mechanical systems can improve the home's energy efficiency and increase its value. ↑
• Both Foundation and structure inspection — A thorough inspection can ensure the home's structural integrity and increase its value. ↑
• Both Roof inspection — A roof inspection can ensure the home's roof is in good condition and increase its value. ↑
• Both Exterior siding inspection — An exterior siding inspection can ensure the home's siding is in good condition and increase its value. ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping and curb appeal can increase the home's value and attract more potential buyers. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary J Glenn Edwards Elementary F NC #825/1,410 Nat'l #22,904/41,679 Middle Sanlee Middle School F NC #256/475 Nat'l #6,708/14,009 High Southern Lee High School F NC #352/535 Nat'l #6,890/17,239

Schools (NCES district)

• District: Lee County Schools
• NCES district ID: 3702560
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $45,300
• Composite: 29.87/100
• National rank: #6403
• State rank: #131 of 178 in NC

B Composite livability gradescore 72/100

Livability — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, NC
• County: Lee County · 63,008 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 8% of renters

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Population outlook (Lee County) Hauer SSP2

• Today (2025): 63,008 people
• By 2030: 64,443 · +2.3%
• By 2040: 66,898 · +6.2%
• By 2050: 68,310 · +8.4%
• By 2075: 70,920 · +12.6%
• By 2100: 70,402 · +11.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

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Political lean MEDSL · Lee

• 2024 margin: R (+17.5) · D 40.8% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -8.4pp · 2024: -17.5pp
• All cycles: 2024: R+17.5 2020: R+14.9 2016: R+13.2 2012: R+10.2 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

• Financial info: List price $306,900

Exterior

• Parking: 2 total parking spaces
• Utilities: Natural gas, electric, and heat pump available for heatingCentral air for cooling
• Home design: Single-family plan (The Caldwell)Address: Sanford, NC 27332
• Exterior features: Living area approximately 2231

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Plan: The Caldwell (new construction plan)