410 W Godwin St · Dunn, NC 28334

$160,000

2 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 61 Days on market

Built 1945 6,969 sqft lot Est $225k · 29% under ↓ 8% since listing

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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 +11.6/30.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 410 W Godwin St, a charming 3 bedroom, 1 bath home in the heart of Dunn. This home is move-in ready and full of potential, needing just a little love to truly make it shine. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers the perfect foundation to make it your own. Conveniently located near local shopping, dining, and just minutes from I95, commuting and travel are easy and accessible. Request a tour today!

Key facts

• Minutes from i95
• Move in ready
• Dining

Tags

• MOVE IN READY
• INVESTMENT OPPORTUNITY
• LOCAL SHOPPING
• DINING
• MINUTES FROM I95

Property features AI

Finance

• Other: Lot approximately 0.16 acres
• HOA & community: No homeowners association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story house
• Construction: Brick construction; Built as a house
• Exterior features: Shingle roof; Public maintained road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Simulated wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric and gas pack heating; Electric and gas pack cooling
• Interior features: Simulated wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (23.1% below list).
• Recommended offer: $123k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 340 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $122,964 (23.1% 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 61 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $225,127
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 W Godwin St	0.00mi	3/1.0 (+1)	1,109 (0%)	1mo	$133,000	$120	94
306 W Canary St	0.10mi	2/1.5	1,036 (-7%)	10mo	$210,000	$203	74
609 W Godwin St	0.13mi	3/2.0 (+1)	1,000 (-10%)	2mo	$235,000	$235	66
611 W Godwin St	0.15mi	3/2.0 (+1)	1,000 (-10%)	3mo	$239,900	$240	65
309 S Mckay Ave	0.27mi	3/1.0 (+1)	1,199 (+8%)	10mo	$245,000	$204	61
306 E Godwin St	0.44mi	3/2.0 (+1)	1,113 (+0%)	12mo	$265,000	$238	60
613 S Orange Ave	0.14mi	3/2.0 (+1)	1,267 (+14%)	2mo	$228,000	$180	59
704 S Elm Ave	0.53mi	2/1.0	992 (-11%)	3mo	$189,900	$191	56
109 N Watauga Ave	0.72mi	3/1.0 (+1)	1,193 (+8%)	5mo	$250,000	$210	44
1218 W Pearsall St	0.66mi	3/1.0 (+1)	1,040 (-6%)	14mo	$160,000	$154	43
604 E Pope St	0.66mi	3/2.0 (+1)	1,215 (+10%)	13mo	$240,500	$198	34
604 E Pope St	0.67mi	3/2.0 (+1)	1,215 (+10%)	13mo	$240,500	$198	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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-29,047
• Equity at exit: $23,857

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-29,406
• Equity at exit: $13,834

Cash invested: $44,800 (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: 340
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-48

Break-even live

Break-even rent $1,291

Max offer price $151,441

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-3	+0% $-48	+5% $-94	+10% $-139
Rent	-10% $-146	-5% $-97	+0% $-48	+5% $0	+10% $49
Rate	-1.0pp $32	-0.5pp $-8	base $-48	+0.5pp $-90	+1.0pp $-132

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 S McKay Ave Dunn, NC	2.0	1.0	725	$995	$1.37	15d	1	0.12mi
108 Jude Ct Dunn, NC	3.0	2.0	1350	$1,650	$1.22	22d	1	0.77mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	15d	1	0.98mi
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	15d	1	0.99mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-03
   price $160,000
3. 2026-03-14
   listed $174,000 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,756
• − Mortgage interest: −$8,962
• − Property taxes: −$1,370
• − Insurance: −$800
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$4,655
• Taxable loss: −$3,392
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $233/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

-8.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — TMLS
• 2026-05-03 Price Changed $160,000 TMLS
• 2026-03-14 Listed $174,000 TMLS

Property tax history

+4.7%/yr

Latest (2025): $1,370 · +2.8% YoY. Source: county tax records.