807 N Wilson Ave · Dunn, NC 28334

$167,500

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 187 Days on market

Built 1949 7,405 sqft lot Est $147k · 14% over ↓ 14% 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).

• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home is completely move-in ready with all the major updates already done. New roof, new windows, and a new HVAC system give you peace of mind from day one. Inside, enjoy fresh LVP/LVT flooring throughout the main living areas and new carpet in both bedrooms. The kitchen features new cabinetry, quartz countertops, and updated light fixtures, while the bathroom has been refreshed with a new tub, quartz countertops, and updated fixtures. Warm, welcoming, and ready for its new owner!

Key facts

• Fresh flooring
• New carpet
• Brand-new roof

Tags

• BRAND-NEW ROOF
• NEW WINDOWS
• NEW HVAC SYSTEM
• FRESH FLOORING
• NEW CARPET
• NEW CABINETS

Property features AI

Finance

• Other: Lot approximately 0.17 acre
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Site-built construction
• Construction: Stucco and vinyl siding; Architectural shingle roof
• Exterior features: Public maintained road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat pump; Ceiling fans
• Interior features: Dishwasher; Electric range; Microwave; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $11 ($130/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 $131k (22.0% below list).
• Recommended offer: $131k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 187 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $130,595 (22.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $146,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 E Cole St	0.05mi	2/1.0 (-1)	752 (-5%)	0mo	$55,000	$73	84
905 N Clinton Ave	0.09mi	2/1.0 (-1)	836 (+6%)	23mo	$155,000	$185	62
209 N Washington Ave	0.48mi	2/1.0 (-1)	700 (-12%)	3mo	$140,000	$200	50

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-26,515
• Equity at exit: $24,975

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,460
• Equity at exit: $14,482

Cash invested: $46,900 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $11

Break-even live

Break-even rent $1,292

Max offer price $167,500

Occupancy floor 94%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 N King Ave Dunn, NC	2.0	1.0	656	$995	$1.52	23d	1	0.25mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	13d	1	0.44mi
1001 Webster Dr Dunn, NC	1.0–3.0	1.0–1.5	900	$1,300	$1.44	12d	1	0.90mi
909 S McKay Ave Dunn, NC	2.0	1.0	725	$995	$1.37	13d	1	1.17mi

Listing history 26 events

1. 2026-06-19
   status $167,500 Pending 187 DOM
2. 2026-06-18
   days on market $167,500 Active 187 DOM
3. 2026-06-17
   days on market $167,500 Active 186 DOM
4. 2026-06-16
   days on market $167,500 Active 185 DOM
5. 2026-06-15
   days on market $167,500 Active 184 DOM
6. 2026-06-14
   days on market $167,500 Active 182 DOM
7. 2026-06-10
   days on market $167,500 Active 179 DOM
8. 2026-06-09
   days on market $167,500 Active 178 DOM
9. 2026-06-08
   days on market $167,500 Active 177 DOM
10. 2026-06-07
    days on market $167,500 Active 176 DOM
11. 2026-06-05
    days on market $167,500 Active 173 DOM
12. 2026-06-03
    days on market $167,500 Active 172 DOM
13. 2026-06-02
    days on market $167,500 Active 171 DOM
14. 2026-06-01
    days on market $167,500 Active 170 DOM
15. 2026-05-31
    days on market $167,500 Active 169 DOM
16. 2026-05-30
    days on market $167,500 Active 168 DOM
17. 2026-03-04
    price $168,000
18. 2026-02-04
    price $173,800
19. 2026-01-07
    price $179,800
20. 2025-12-13
    listed $179,900 Active
21. 2025-11-04
    historical
22. 2025-10-21
    price $184,900
23. 2025-10-10
    price $189,900
24. 2025-09-24
    price $194,500
25. 2025-09-10
    price $194,800
26. 2025-08-14
    listed $194,900 Active

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,374 · $114/mo
• Expected delta: +$502/yr (+$42/mo · 57.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,671
• − Mortgage interest: −$9,383
• − Property taxes: −$872
• − Insurance: −$838
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,873
• Taxable loss: −$2,801
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $802/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

-13.8% since first listed

10 events — show timeline

• 2026-03-04 Price Changed $168,000 TMLS
• 2026-02-04 Price Changed $173,800 TMLS
• 2026-01-07 Price Changed $179,800 TMLS
• 2025-12-13 Listed $179,900 TMLS
• 2025-11-04 Listing Removed — TMLS
• 2025-10-21 Price Changed $184,900 TMLS
• 2025-10-10 Price Changed $189,900 TMLS
• 2025-09-24 Price Changed $194,500 TMLS
• 2025-09-10 Price Changed $194,800 TMLS
• 2025-08-14 Listed $194,900 TMLS

Property tax history

+2.9%/yr

Latest (2025): $872 · +3.5% YoY. Source: county tax records.