604 E Townsend St · Dunn, NC 28334

$189,900

3 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 41 Days on market

Built 1950 6,098 sqft lot Est $249k · 24% 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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated brick ranch home offers stylish upgrades throughout. The main living areas feature new engineered wood floors, while the bedroom includes plush new carpet for comfort. The kitchen has been refreshed with new cabinets, quartz countertops, a tile backsplash, and stainless steel appliances. The bathroom completes the updates with new tile floors and a custom quartz vanity, making this home move-in ready with timeless appeal.

Key facts

• Quartz countertops
• Plush new carpet
• New cabinets

Tags

• UPDATED BRICK RANCH HOME
• NEW ENGINEERED WOOD FLOORS
• PLUSH NEW CARPET
• NEW CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Lot size approximately 0.14 acre
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Brick construction
• Exterior features: Shingle roof; Updated/remodeled condition

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Primary bedroom on the main level; Bathtub/shower combination; Quartz countertops; Smooth ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $153k (19.3% below list).
• Recommended offer: $153k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Dunn — 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 63/100 on livability (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 339 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($53k/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 41 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $68k; list at $190k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,311 (19.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is F 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?
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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $249,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 N Wilson Ave	0.24mi	3/2.0	1,120 (-11%)	7mo	$234,000	$209	60
501 E Granville St	0.20mi	3/2.0	1,107 (-12%)	11mo	$235,000	$212	57
117 Mars Dr	0.70mi	3/1.5	1,223 (-3%)	6mo	$205,000	$168	56
606 E Pearsall St	0.64mi	3/2.0	1,300 (+3%)	12mo	$225,000	$173	51
311 N Layton Ave	0.57mi	3/2.0	1,350 (+7%)	9mo	$202,500	$150	50
604 E Pope St	0.72mi	3/2.0	1,215 (-4%)	13mo	$240,500	$198	46
904 E Pope St	0.75mi	3/2.0	1,162 (-8%)	3mo	$86,000	$74	46
221 Moon Cir	0.72mi	3/2.0	1,187 (-6%)	11mo	$265,000	$223	44
406 W Granville St	0.59mi	3/2.0	1,077 (-14%)	1mo	$223,000	$207	43
1021 E Edgerton St	0.59mi	3/2.0	1,124 (-11%)	9mo	$234,000	$208	43
727 Queens Ave	0.74mi	3/1.5	1,161 (-8%)	12mo	$217,000	$187	40
111 Spring Branch Rd	0.74mi	3/2.0	1,403 (+11%)	11mo	$199,879	$142	33

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-26,780
• Equity at exit: $28,315

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-18,396
• Equity at exit: $16,419

Cash invested: $53,172 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 339
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $64

Break-even live

Break-even rent $1,452

Max offer price $189,900

Occupancy floor 91%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	14d	1	0.64mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	14d	1	0.66mi
1001 Webster Dr Dunn, NC	1.0–3.0	1.0–1.5	900	$1,300	$1.44	12d	1	1.13mi

Listing history 40 events

1. 2026-06-18
   days on market $189,900 Active 41 DOM
2. 2026-06-17
   days on market $189,900 Active 40 DOM
3. 2026-06-16
   days on market $189,900 Active 39 DOM
4. 2026-06-15
   days on market $189,900 Active 38 DOM
5. 2026-06-14
   pricedays on market $189,900 Active 36 DOM
6. 2026-06-10
   days on market $193,800 Active 33 DOM
7. 2026-06-09
   days on market $193,800 Active 32 DOM
8. 2026-06-08
   days on market $193,800 Active 31 DOM
9. 2026-06-07
   pricedays on market $193,800 Active 30 DOM
10. 2026-06-05
    days on market $193,900 Active 27 DOM
11. 2026-06-03
    days on market $193,900 Active 26 DOM
12. 2026-06-02
    days on market $193,900 Active 25 DOM
13. 2026-06-01
    days on market $193,900 Active 24 DOM
14. 2026-05-31
    days on market $193,900 Active 23 DOM
15. 2026-05-30
    pricedays on market $193,900 Active 22 DOM
16. 2026-05-08
    listed $194,900 Active
17. 2026-05-07
    historical
18. 2026-05-02
    price $198,600
19. 2026-04-19
    price $198,700
20. 2026-04-11
    price $199,700
21. 2026-04-03
    price $199,800
22. 2026-03-27
    listed $199,900 Active
23. 2026-03-26
    historical
24. 2026-03-06
    price $203,900
25. 2026-01-16
    listed $204,900 Active
26. 2026-01-15
    historical
27. 2025-12-20
    price $208,900
28. 2025-12-11
    listed $209,900 Active
29. 2025-12-10
    historical
30. 2025-12-06
    price $213,700
31. 2025-11-21
    price $213,800
32. 2025-11-17
    price $214,800
33. 2025-11-15
    price $214,900
34. 2025-10-30
    price $219,800
35. 2025-10-04
    listed $219,900 Active
36. 2025-03-07
    soldstatus $67,500
37. 2003-05-13
    soldstatus $25,000
38. 2003-05-13
    soldstatus $25,000
39. 2003-01-02
    listed $28,500
40. 2003-01-02
    listed $28,500

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$690/yr (+$58/mo · 79.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,397
• − Mortgage interest: −$10,637
• − Property taxes: −$867
• − Insurance: −$950
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,524
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,373/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• 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

+583.9% since first listed

25 events — show timeline

• 2026-05-08 Listed $194,900 TMLS
• 2026-05-07 Listing Removed — TMLS
• 2026-05-02 Price Changed $198,600 TMLS
• 2026-04-19 Price Changed $198,700 TMLS
• 2026-04-11 Price Changed $199,700 TMLS
• 2026-04-03 Price Changed $199,800 TMLS
• 2026-03-27 Listed $199,900 TMLS
• 2026-03-26 Listing Removed — TMLS
• 2026-03-06 Price Changed $203,900 TMLS
• 2026-01-16 Listed $204,900 TMLS
• 2026-01-15 Listing Removed — TMLS
• 2025-12-20 Price Changed $208,900 TMLS
• 2025-12-11 Listed $209,900 TMLS
• 2025-12-10 Listing Removed — TMLS
• 2025-12-06 Price Changed $213,700 TMLS
• 2025-11-21 Price Changed $213,800 TMLS
• 2025-11-17 Price Changed $214,800 TMLS
• 2025-11-15 Price Changed $214,900 TMLS
• 2025-10-30 Price Changed $219,800 TMLS
• 2025-10-04 Listed $219,900 TMLS
• 2025-03-07 Sold (Public Records) $67,500 Public Records
• 2003-05-13 Sold (MLS) $25,000 AMLSNC
• 2003-05-13 Sold (MLS) $25,000 TMLS
• 2003-01-02 Listed $28,500 AMLSNC
• 2003-01-02 Listed $28,500 TMLS

Property tax history

+1.1%/yr

Latest (2025): $867 · +3.5% YoY. Source: county tax records.