69 Ashley Ct · Anderson Creek, NC 28390

$160,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 17 Days on market

Built 1991 0.36 ac lot Est $177k · 10% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +11.8/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

This spacious home features a very unique floor plan with an elevated kitchen, bedroom, and bathrooms for a lot of architectural interest. This home is perfect to host gatherings with a large great room. Outside you will find a lovely yard that is shaded and peaceful with beautiful trees and a semi fenced in backyard on a culdesac. The location is perfect for a short commute to Fort Bragg or Lillington. Whether you want to spend a day at Raven Rock State Park, float or kayak on the Cape Fear, or visit museums or parks in Fayetteville, the ideas are endless. Whether you are pcsing to the area, or an investor, this home is distinctive with its rare floor plan.

Key facts

• Unique floor plan
• Elevated kitchen
• Culdesac location

Tags

• UNIQUE FLOOR PLAN
• ELEVATED KITCHEN
• LARGE GREAT ROOM
• SHADED YARD
• SEMI FENCED BACKYARD
• CULDESAC LOCATION

Property features AI

Finance

• Other: Lot approximately 0.36 acres; Zoning: RA-20M
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Manufactured double-wide home; Bi-level layout
• Construction: Brick/mortar foundation; Other construction materials; Other roof
• Exterior features: Deck; Chain link fencing; Public maintained paved road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Carpet and linoleum flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $150k (6.4% below list).
• Recommended offer: $150k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 C — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major 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 $149,803 (6.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $177,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 Jamestown Dr	0.04mi	3/2.0	1,337 (-1%)	2mo	$159,000	$119	95
282 Old Salem Dr	0.13mi	3/2.0	1,355 (+0%)	14mo	$196,000	$145	82
43 W Tryon Ct Ct	0.02mi	3/2.0	1,336 (-1%)	18mo	$189,000	$141	82
128 Londontown Dr	0.09mi	3/2.0	1,386 (+2%)	12mo	$137,050	$99	82
121 Woodbridge Dr	0.12mi	3/2.0	1,344 (-1%)	18mo	$160,000	$119	78
21 Plymouth Ct	0.21mi	3/2.0	1,250 (-8%)	12mo	$170,000	$136	68
504 Jamestown Dr	0.11mi	3/2.0	1,248 (-8%)	18mo	$156,100	$125	68
43 Columbus Cts	0.27mi	3/2.0	1,223 (-10%)	10mo	$169,900	$139	64
357 Jamestown Dr	0.06mi	3/2.0	1,193 (-12%)	18mo	$155,000	$130	62
170 Woodbridge Dr	0.16mi	3/2.0	1,214 (-10%)	17mo	$159,500	$131	61
44 Plymouth Ct	0.23mi	3/2.0	1,150 (-15%)	7mo	$135,000	$117	58
60 Woodbridge Dr	0.15mi	3/2.0	1,545 (+14%)	14mo	$205,000	$133	58

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,902
• Equity at exit: $23,857

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $20,676
• 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 28390

• Home prices YoY: -15.2%
• Rents YoY: 4.5%
• Active inventory: 348
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $233

Break-even live

Break-even rent $1,204

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $323	-5% $278	+0% $233	+5% $187	+10% $142
Rent	-10% $114	-5% $173	+0% $233	+5% $292	+10% $351
Rate	-1.0pp $313	-0.5pp $273	base $233	+0.5pp $191	+1.0pp $149

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Tryon Ct W Spring Lake, NC	3.0	2.0	1101	$1,400	$1.27	24d	1	0.06mi
16B Wedgewood Dr Spring Lake, NC	2.0	1.0–1.5	904	$1,120	$1.24	24d	15	0.34mi
65 W Northpoint Rd Spring Lake, NC	2.0	2.0	905	$1,197	$1.32	14d	2	0.48mi
201 W Northpoint Rd Spring Lake, NC	2.0	2.0	920	$1,197	$1.30	24d	1	0.60mi
290 W Northpoint Rd Spring Lake, NC	2.0	2.0	905	$1,197	$1.32	24d	1	0.70mi
38 Hallmark Dr Spring Lake, NC	3.0	2.0	1340	$1,800	$1.34	14d	1	0.93mi
301 River Oak St Spring Lake, NC	4.0	2.5	1859	$1,850	$1.00	24d	1	1.25mi

Listing history 13 events

1. 2026-06-18
   days on market $160,000 Active 17 DOM
2. 2026-06-17
   days on market $160,000 Active 16 DOM
3. 2026-06-16
   days on market $160,000 Active 15 DOM
4. 2026-06-15
   days on market $160,000 Active 14 DOM
5. 2026-06-14
   days on market $160,000 Active 12 DOM
6. 2026-06-10
   days on market $160,000 Active 9 DOM
7. 2026-06-09
   days on market $160,000 Active 8 DOM
8. 2026-06-08
   days on market $160,000 Active 7 DOM
9. 2026-06-07
   days on market $160,000 Active 6 DOM
10. 2026-06-05
    days on market $160,000 Active 3 DOM
11. 2026-06-03
    days on market $160,000 Active 2 DOM
12. 2026-06-01
    remarks 666-char remark
13. 2026-06-01
    listed $160,000 Active 1 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: $541 · $45/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$771/yr (+$64/mo · 142.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,976
• − Mortgage interest: −$8,962
• − Property taxes: −$541
• − Insurance: −$800
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,655
• Taxable income: $142
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,758/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

• Census place: Anderson Creek, NC
• County: Harnett County · 125,715 people
• City population: 24,000
• 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

1 event — show timeline

• 2026-06-01 Listed $160,000 TMLS

Property tax history

-0.1%/yr

Latest (2025): $541 · +0.0% YoY. Source: county tax records.