101 Swan Run Ct · Seven Lakes, NC 27376

$345,000

3 bd · 2.0 ba · 1,930 sqft · SingleFamily public records · 64 Days on market

Built 1987 0.52 ac lot Est $457k · 25% under $133/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced * * * * Charming private residence on a spacious lot in the desirable 7 Lakes North subdivision. This home has been lovingly maintained with many new updates. A split floor plan with 3 bedrooms and 2 bathrooms are all on one level. A heated and cooled sunroom addition was done adding extra natural light and living space. 2022 refrigerator and 2019 washer and dryer convey. Carpet, paint and metal roof all done within the last 5 years. HVAC system replaced in 2020. Many amenities available and just a short 15min drive to the Pinehurst and surrounding areas.

Key facts

• Gated community
• Updated hvac system
• Red metal roof

Tags

• ONE LEVEL LIVING
• PRIVATE CORNER LOT
• GATED COMMUNITY
• RED METAL ROOF
• UPDATED HVAC SYSTEM
• NEW LVP FLOORING

Property features AI

Finance

• Other: Zoning: GC-SL
• HOA & community: Homeowners association with annual fee of $1,600 (about $133.33/month); Community pool; Association amenities include barbecue, basketball court, beach access, clubhouse, game room, gated entry, park, picnic area, playground and sport court

Exterior

• Parking: 2 parking spaces; 2-car attached garage; Garage faces front; Gravel driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Water available
• Home design: Single-family residence; One story; Entry level is 1; Corner lot on a cul-de-sac, level and wooded; Private paved road frontage
• Construction: Block, brick veneer, wood siding and frame construction
• Exterior features: Deck; Partial wood fencing in back yard; Metal roof; View

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedrooms located on main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Ceiling fans; Built-in features; Window coverings; Unfurnished; Smoke detectors; Accessible full bath
• Laundry & utility: Washer hookup in hall; Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $283k (18.0% below list).
• Recommended offer: $283k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Seven Lakes — 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 72/100 on livability (#91 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West End Elementary (math 75% / reading 69%, grade A-, #73 of 1,410 statewide, top 6%, 441 students, 33% FRL); West Pine Middle (math 62% / reading 62%, grade B+, #37 of 475 statewide, top 8%, 688 students, 28% FRL); Pinecrest High (math 66% / reading 72%, grade B, #131 of 535 statewide, top 25%, 2,221 students, 34% FRL).
• Zoned-school proficiency averages 68% at this address vs 51% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Moore County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 181 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

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.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,838 (18.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.82% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $457,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Sunset Way	0.43mi	3/2.0	1,937 (+0%)	3mo	$485,000	$250	76
104 Calmwater Ln	0.33mi	3/2.0	1,899 (-2%)	8mo	$530,000	$279	76
168 Overlook Dr	0.34mi	3/2.0	2,037 (+6%)	10mo	$555,000	$272	67
106 Fox Run Ct	0.31mi	3/2.0	1,763 (-9%)	9mo	$417,500	$237	63
102 Dorset Rd	0.66mi	3/2.5	2,008 (+4%)	4mo	$432,500	$215	58
146 Devonshire Ave W	0.58mi	4/2.0 (+1)	1,877 (-3%)	7mo	$415,000	$221	57
172 Overlook Dr	0.36mi	3/2.0	1,706 (-12%)	13mo	$480,000	$281	53
101 Dorset Rd	0.65mi	3/3.0	2,000 (+4%)	8mo	$320,000	$160	53
145 Devonshire Ave W	0.62mi	3/2.0	1,787 (-7%)	10mo	$360,000	$201	50
103 Greenock Ct	0.75mi	3/2.0	1,745 (-10%)	9mo	$405,000	$232	42
334 Macdougall Dr	0.50mi	3/3.0	2,210 (+14%)	12mo	$751,775	$340	39
102 W Shenandoah Rd	0.67mi	3/2.0	1,669 (-14%)	15mo	$300,000	$180	34

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-53,113
• Equity at exit: $51,441

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-42,869
• Equity at exit: $29,829

Cash invested: $96,600 (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 27376

• Home prices YoY: -30.2%
• Active inventory: 181
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,828 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$144
• HOA: −$133
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $45

Break-even live

Break-even rent $2,771

Max offer price $345,000

Occupancy floor 93%

Sensitivity live

Price	-10% $240	-5% $143	+0% $45	+5% $-53	+10% $-150
Rent	-10% $-178	-5% $-67	+0% $45	+5% $157	+10% $268
Rate	-1.0pp $219	-0.5pp $133	base $45	+0.5pp $-44	+1.0pp $-135

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 22 events

1. 2026-06-22
   days on market $345,000 Active 64 DOM
2. 2026-06-19
   days on market $345,000 Active 62 DOM
3. 2026-06-18
   days on market $345,000 Active 61 DOM
4. 2026-06-17
   days on market $345,000 Active 60 DOM
5. 2026-06-16
   days on market $345,000 Active 59 DOM
6. 2026-06-15
   days on market $345,000 Active 58 DOM
7. 2026-06-14
   days on market $345,000 Active 56 DOM
8. 2026-06-13
   days on market $345,000 Active 55 DOM
9. 2026-06-10
   pricedays on market $345,000 Active 53 DOM
10. 2026-06-09
    days on market $365,000 Active 52 DOM
11. 2026-06-08
    days on market $365,000 Active 51 DOM
12. 2026-06-07
    days on market $365,000 Active 50 DOM
13. 2026-06-05
    days on market $365,000 Active 47 DOM
14. 2026-06-02
    days on market $365,000 Active 45 DOM
15. 2026-06-01
    days on market $365,000 Active 44 DOM
16. 2026-05-31
    days on market $365,000 Active 43 DOM
17. 2026-05-30
    days on market $365,000 Active 42 DOM
18. 2026-04-18
    listed $365,000 Active
19. 2023-05-25
    soldstatus $311,000 Closed 580-char remark

    Show marketing remark (580 chars)

    Price Reduced * * * * Charming private residence on a spacious lot in the desirable 7 Lakes North subdivision. This home has been lovingly maintained with many new updates. A split floor plan with 3 bedrooms and 2 bathrooms are all on one level. A heated and cooled sunroom addition was done adding extra natural light and living space. 2022 refrigerator and 2019 washer and dryer convey. Carpet, paint and metal roof all done within the last 5 years. HVAC system replaced in 2020. Many amenities available and just a short 15min drive to the Pinehurst and surrounding areas.

20. 2023-05-10
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Price Reduced * * * * Charming private residence on a spacious lot in the desirable 7 Lakes North subdivision. This home has been lovingly maintained with many new updates. A split floor plan with 3 bedrooms and 2 bathrooms are all on one level. A heated and cooled sunroom addition was done adding extra natural light and living space. 2022 refrigerator and 2019 washer and dryer convey. Carpet, paint and metal roof all done within the last 5 years. HVAC system replaced in 2020. Many amenities available and just a short 15min drive to the Pinehurst and surrounding areas.

21. 2023-05-09
    price $311,000 580-char remark

    Show marketing remark (580 chars)

    Price Reduced * * * * Charming private residence on a spacious lot in the desirable 7 Lakes North subdivision. This home has been lovingly maintained with many new updates. A split floor plan with 3 bedrooms and 2 bathrooms are all on one level. A heated and cooled sunroom addition was done adding extra natural light and living space. 2022 refrigerator and 2019 washer and dryer convey. Carpet, paint and metal roof all done within the last 5 years. HVAC system replaced in 2020. Many amenities available and just a short 15min drive to the Pinehurst and surrounding areas.

22. 2023-04-23
    listed $328,000 Active 580-char remark

    Show marketing remark (580 chars)

    Price Reduced * * * * Charming private residence on a spacious lot in the desirable 7 Lakes North subdivision. This home has been lovingly maintained with many new updates. A split floor plan with 3 bedrooms and 2 bathrooms are all on one level. A heated and cooled sunroom addition was done adding extra natural light and living space. 2022 refrigerator and 2019 washer and dryer convey. Carpet, paint and metal roof all done within the last 5 years. HVAC system replaced in 2020. Many amenities available and just a short 15min drive to the Pinehurst and surrounding areas.

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $2,829 · $236/mo
• Expected delta: +$1,588/yr (+$132/mo · 128.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,941
• − Mortgage interest: −$19,325
• − Property taxes: −$1,241
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − HOA: −$1,596
• − Depreciation: −$10,036
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $1,840/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Seven Lakes

• Score: 72/100
• State rank: #91
• US rank: #6124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Lakes, NC
• Population (ZIP): 9,693

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 177.4703
• Rent YoY: —
• Metro: —
• 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

+11.3% since first listed

5 events — show timeline

• 2026-04-18 Listed $365,000 Hive MLS
• 2023-05-25 Sold (MLS) $311,000 Hive MLS
• 2023-05-10 Pending — Hive MLS
• 2023-05-09 Price Changed $311,000 Hive MLS
• 2023-04-23 Listed $328,000 Hive MLS

Property tax history

+12.7%/yr

Latest (2024): $1,241 · -4.4% YoY. Source: county tax records.