1712 Hayes Rd · Anderson Creek, NC 28390

$69,900

3 bd · 1.0 ba · 1,008 sqft · Land public records · 3 Days on market

Built 1950

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

Key facts

• Built 1950
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.7% vs local median 3.5% in Anderson Creek — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Overhills Middle (math 29% / reading 40%, grade F, #292 of 475 statewide, top 62%, 799 students, 61% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 348 active listings in the ZIP; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $29k; list at $70k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.80%
• DSCR: 3.13
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 2.87×
• Total profit: $36,521
• Equity at exit: $10,422

10-year hold

• IRR: 49.2%
• Equity multiple: 6.14×
• Total profit: $100,549
• Equity at exit: $6,044

Cash invested: $19,572 (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 28390

• Home prices YoY: -15.2%
• Rents YoY: 4.5%
• Active inventory: 348
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $713

Break-even live

Break-even rent $661

Max offer price $69,900

Occupancy floor 49%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-01-17
   status Pending
2. 2024-12-09
   historical
3. 2024-08-09
   soldstatus $29,000
4. 2024-05-10
   soldstatus $70,000
5. 2024-03-17
   status Pending
6. 2024-03-14
   listed $69,900 Active
7. 2024-03-07
   soldstatus $61,000 Closed 955-char remark

   Show marketing remark (955 chars)

   The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

8. 2023-09-01
   status Pending 955-char remark

   Show marketing remark (955 chars)

   The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

9. 2023-08-23
   historical 955-char remark

   Show marketing remark (955 chars)

   The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

10. 2023-05-04
    status Pending 955-char remark

    Show marketing remark (955 chars)

    The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

11. 2023-01-18
    listed $109,385 Active 955-char remark

    Show marketing remark (955 chars)

    The 4.14 acres of land located at 1712 Hayes Road in Spring Lake, North Carolina is a unique property with both potential and challenges. Nestled in a serene and peaceful location, the property offers ample privacy and seclusion while still being within proximity to nearby towns and cities. The land features a house that is in a state of disrepair and deemed unfit for habitation. However, this presents an opportunity for the prospective buyer to renovate the existing structure or demolish it and build their dream home on the land. Additionally, all personal property on the land will convey at the sale, providing the buyer with additional value and potential. The 4.14 acres of land itself offers ample space for a variety of uses, including farming, gardening, or raising livestock. The land is primarily wooded, with mature trees offering shade and shelter, and a small creek running through it, adding to the property's natural charm and beauty.

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $725 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,770
• − Mortgage interest: −$3,915
• − Property taxes: −$725
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,033
• Taxable income: $7,946
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $6,651/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 — Anderson Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harnett County · 125,715 people
• City population: 24,158
• Metro: Fayetteville, NC
• Population (ZIP): 24,000
• Household income: $62,972
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 811.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Korean 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: ▼ -37.43%
• Current HPI: 207.9349
• Rent YoY: ▲ 4.49%
• 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

-73.5% since first listed

11 events — show timeline

• 2025-01-17 Pending — LPRMLS
• 2024-12-09 Delisted — LPRMLS
• 2024-08-09 Sold (Public Records) $29,000 Public Records
• 2024-05-10 Sold (Public Records) $70,000 Public Records
• 2024-03-17 Pending — LPRMLS
• 2024-03-14 Listed $69,900 LPRMLS
• 2024-03-07 Sold (MLS) $61,000 LPRMLS
• 2023-09-01 Pending — LPRMLS
• 2023-08-23 Delisted — LPRMLS
• 2023-05-04 Pending — LPRMLS
• 2023-01-18 Listed $109,385 LPRMLS

Property tax history

+6.7%/yr

Latest (2025): $725 · -14.9% YoY. Source: county tax records.