808 S 12th St · Lillington, NC 27546

$160,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 13 Days on market

Built 1938 7,405 sqft lot Est $266k · 40% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Judicial sale, 10 day upset bid period. Neighboring lot is included in the sale. Please do not approach tenants in the home.

Key facts

• 7,405 sq ft lot
• Built 1938
• Listed 13 days

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Living area approximately 1,408 (above grade); County: Harnett
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Entry level: One
• Construction: Vinyl siding; Brick/mortar foundation; Architectural shingle roof; Built as a house
• Exterior features: Public-maintained road access; R-10 zoning

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities 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.
• Market conditions: 829 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $160,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $266,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W Old Rd	0.46mi	3/1.0	1,410 (+0%)	1mo	$207,000	$147	78
512 W Lofton St	0.23mi	3/2.0	1,296 (-8%)	2mo	$250,000	$193	70
802 S Parrish St	0.42mi	3/2.0	1,448 (+3%)	16mo	$275,000	$190	59
401 W Mcneill St	0.34mi	2/2.0 (-1)	1,309 (-7%)	6mo	$225,000	$172	58
515 W Killiegrey St	0.20mi	3/2.0	1,228 (-13%)	8mo	$255,000	$208	58
1395 Summerville Mamers Rd	0.65mi	3/2.0	1,364 (-3%)	5mo	$280,000	$205	57
1102 S 1st St	0.50mi	3/2.0	1,380 (-2%)	16mo	$152,000	$110	56
798 S Parrish St	0.40mi	3/2.0	1,465 (+4%)	18mo	$277,500	$189	56
610 W Old Rd	0.45mi	2/2.0 (-1)	1,483 (+5%)	13mo	$175,000	$118	50
12 Emilies Crossing Way	0.63mi	3/2.5	1,535 (+9%)	15mo	$278,000	$181	37
38 Parkside Dr	0.70mi	3/2.0	1,542 (+10%)	13mo	$310,000	$201	37
211 Barnes Ave	0.62mi	3/1.5	1,204 (-14%)	18mo	$206,000	$171	30

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,393
• Equity at exit: $23,857

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $28,129
• 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 27546

• Home prices YoY: -14.4%
• Active inventory: 829
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $370

Break-even live

Break-even rent $1,278

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $461	-5% $415	+0% $370	+5% $325	+10% $279
Rent	-10% $232	-5% $301	+0% $370	+5% $439	+10% $508
Rate	-1.0pp $451	-0.5pp $411	base $370	+0.5pp $329	+1.0pp $286

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Laura Ln Lillington, NC	3.0	2.0	1140	$1,290	$1.13	24d	1	0.83mi
299 Emilies Crossing Way Lillington, NC	3.0	2.0	1317	$1,649	$1.25	14d	1	0.89mi

Listing history 10 events

1. 2026-06-18
   days on market $160,000 Active 13 DOM
2. 2026-06-17
   days on market $160,000 Active 12 DOM
3. 2026-06-16
   days on market $160,000 Active 11 DOM
4. 2026-06-15
   days on market $160,000 Active 10 DOM
5. 2026-06-14
   days on market $160,000 Active 8 DOM
6. 2026-06-10
   days on market $160,000 Active 5 DOM
7. 2026-06-09
   days on market $160,000 Active 4 DOM
8. 2026-06-08
   days on market $160,000 Active 3 DOM
9. 2026-06-07
   remarks 124-char remark
10. 2026-06-07
    listed $160,000 Active 2 DOM

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$69/yr (+$6/mo · 5.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 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: $20,952
• − Mortgage interest: −$8,962
• − Property taxes: −$1,243
• − Insurance: −$800
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,655
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,975/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lillington, NC
• County: Harnett County · 125,715 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 21,419
• Household income: $66,746
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 642.0

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 0.55)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 14% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -33.35%
• Current HPI: 198.2885
• 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

1 event — show timeline

• 2026-05-26 Listed $160,000 TMLS

Property tax history

+3.6%/yr

Latest (2025): $1,243 · +0.0% YoY. Source: county tax records.