705 Conductor Ct · Vass, NC 28394

$280,000

3 bd · 2.5 ba · 1,540 sqft · SingleFamily public records · 92 Days on market

Built 2024 6,970 sqft lot Est $288k · at est. $30/mo HOA · 1% 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).

• Cash flow +13.7/30.0
• ARV discount +8.7/15.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dream Series PLUS Vision Floor Plan 3 bed, 2.5 Bath and 1479 sq ft. The are granite countertops in the kitchen and quartz in the bathrooms. There are ceiling fans in both the owner's bedroom and the family room. Winder Station offers home buyers new construction starting in low $250's. The community is located in Vass NC just off Main Street where you can find quaint boutiques and local coffee shops. Living in Winder Station offers a convenient location to Pinehurst, Southern Pines and Aberdeen for entertainment, shopping and dining. Hwy 1 provides direct access to these town approx. 15 minutes South or Sanford and Raleigh approx. 1 hour North. 30 minute commute to Fort Bragg

Key facts

• En suite
• Walk-in closet
• Lvp flooring

Tags

• OPEN CONCEPT MAIN LEVEL
• LVP FLOORING
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• EN SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Zoning: RI; Subdivision: Winder Station
• HOA & community: Homeowners association with an annual fee of $360 (about $30/month); No listed association amenities

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; Two levels (2 stories); Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on a 0.16-acre lot
• Exterior features: Patio; Corner lot; Paved road access; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not explicitly listed)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Walk-in closet(s); Kitchen island; Ceiling fan(s); Pantry; Window coverings
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $19 ($232/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 $219k (21.8% below list).
• Recommended offer: $219k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Vass — 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 57/100 on livability (#593 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities 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: Vass-Lakeview Elementary (math 57% / reading 51%, grade C, #328 of 1,410 statewide, top 24%, 460 students, 42% FRL); Crain'S Creek Middle (math 37% / reading 47%, grade D-, #199 of 475 statewide, top 43%, 592 students, 51% FRL); Union Pines High (math 63% / reading 70%, grade B, #150 of 535 statewide, top 28%, 1,438 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 225 active listings in the ZIP; solid renter incomes; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k 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 92 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 15456% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $219,050 (21.8% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 22% 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 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $287,980
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 Conductor Ct	0.10mi	3/2.0	1,536 (-0%)	2mo	$295,000	$192	91
789 Conductor Ct	0.18mi	3/2.0	1,535 (-0%)	20mo	$280,000	$182	72
252 Fire Ln	0.15mi	3/2.5	1,613 (+5%)	21mo	$280,000	$174	68
144 Highland Ave	0.15mi	3/2.0	1,735 (+13%)	5mo	$324,000	$187	66
828 Conductor Ct	0.27mi	3/2.5	1,470 (-4%)	24mo	$275,900	$188	60
224 Holly St	0.55mi	3/2.0	1,412 (-8%)	23mo	$190,000	$135	39
141 Union Church Rd	0.64mi	4/1.5 (+1)	1,445 (-6%)	24mo	$272,000	$188	31

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-44,244
• Equity at exit: $41,749

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-37,365
• Equity at exit: $24,209

Cash invested: $78,400 (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 28394

• Active inventory: 225
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,190 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$117
• HOA: −$30
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $19

Break-even live

Break-even rent $2,166

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $178	-5% $99	+0% $19	+5% $-60	+10% $-139
Rent	-10% $-154	-5% $-67	+0% $19	+5% $106	+10% $192
Rate	-1.0pp $160	-0.5pp $91	base $19	+0.5pp $-53	+1.0pp $-127

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 39 events

1. 2026-06-22
   days on market $280,000 Active 92 DOM
2. 2026-06-19
   days on market $280,000 Active 90 DOM
3. 2026-06-18
   days on market $280,000 Active 89 DOM
4. 2026-06-17
   days on market $280,000 Active 88 DOM
5. 2026-06-16
   days on market $280,000 Active 87 DOM
6. 2026-06-15
   days on market $280,000 Active 86 DOM
7. 2026-06-14
   days on market $280,000 Active 84 DOM
8. 2026-06-13
   days on market $280,000 Active 83 DOM
9. 2026-06-10
   days on market $280,000 Active 81 DOM
10. 2026-06-09
    days on market $280,000 Active 80 DOM
11. 2026-06-08
    days on market $280,000 Active 79 DOM
12. 2026-06-07
    days on market $280,000 Active 78 DOM
13. 2026-06-05
    days on market $280,000 Active 75 DOM
14. 2026-06-02
    days on market $280,000 Active 73 DOM
15. 2026-06-01
    days on market $280,000 Active 72 DOM
16. 2026-05-31
    days on market $280,000 Active 71 DOM
17. 2026-05-30
    days on market $280,000 Active 70 DOM
18. 2026-04-13
    historical $1,800
19. 2026-03-25
    listed $1,800
20. 2026-03-24
    historical $1,800
21. 2026-03-21
    listed $295,000 Active
22. 2026-02-14
    listed $1,800
23. 2026-02-14
    historical $1,800
24. 2026-02-10
    listed $1,800
25. 2025-09-22
    historical $1,800
26. 2025-08-21
    price $1,800
27. 2025-07-06
    listed $1,900
28. 2024-11-10
    historical $1,900
29. 2024-11-02
    listed $1,900
30. 2024-04-15
    historical $1,900
31. 2024-03-28
    soldstatus $267,785 Closed 684-char remark

    Show marketing remark (684 chars)

    Dream Series PLUS Vision Floor Plan 3 bed, 2.5 Bath and 1479 sq ft. The are granite countertops in the kitchen and quartz in the bathrooms. There are ceiling fans in both the owner's bedroom and the family room. Winder Station offers home buyers new construction starting in low $250's. The community is located in Vass NC just off Main Street where you can find quaint boutiques and local coffee shops. Living in Winder Station offers a convenient location to Pinehurst, Southern Pines and Aberdeen for entertainment, shopping and dining. Hwy 1 provides direct access to these town approx. 15 minutes South or Sanford and Raleigh approx. 1 hour North. 30 minute commute to Fort Bragg

32. 2024-03-28
    soldstatus $268,000

    Show marketing remark (684 chars)

    Dream Series PLUS Vision Floor Plan 3 bed, 2.5 Bath and 1479 sq ft. The are granite countertops in the kitchen and quartz in the bathrooms. There are ceiling fans in both the owner's bedroom and the family room. Winder Station offers home buyers new construction starting in low $250's. The community is located in Vass NC just off Main Street where you can find quaint boutiques and local coffee shops. Living in Winder Station offers a convenient location to Pinehurst, Southern Pines and Aberdeen for entertainment, shopping and dining. Hwy 1 provides direct access to these town approx. 15 minutes South or Sanford and Raleigh approx. 1 hour North. 30 minute commute to Fort Bragg

33. 2024-03-24
    listed $1,900
34. 2024-03-13
    historical $1,900
35. 2024-02-22
    price $1,900
36. 2024-02-21
    listed $1,890
37. 2024-01-08
    status Pending 684-char remark

    Show marketing remark (684 chars)

    Dream Series PLUS Vision Floor Plan 3 bed, 2.5 Bath and 1479 sq ft. The are granite countertops in the kitchen and quartz in the bathrooms. There are ceiling fans in both the owner's bedroom and the family room. Winder Station offers home buyers new construction starting in low $250's. The community is located in Vass NC just off Main Street where you can find quaint boutiques and local coffee shops. Living in Winder Station offers a convenient location to Pinehurst, Southern Pines and Aberdeen for entertainment, shopping and dining. Hwy 1 provides direct access to these town approx. 15 minutes South or Sanford and Raleigh approx. 1 hour North. 30 minute commute to Fort Bragg

38. 2023-11-30
    listed $267,785 Active 684-char remark

    Show marketing remark (684 chars)

    Dream Series PLUS Vision Floor Plan 3 bed, 2.5 Bath and 1479 sq ft. The are granite countertops in the kitchen and quartz in the bathrooms. There are ceiling fans in both the owner's bedroom and the family room. Winder Station offers home buyers new construction starting in low $250's. The community is located in Vass NC just off Main Street where you can find quaint boutiques and local coffee shops. Living in Winder Station offers a convenient location to Pinehurst, Southern Pines and Aberdeen for entertainment, shopping and dining. Hwy 1 provides direct access to these town approx. 15 minutes South or Sanford and Raleigh approx. 1 hour North. 30 minute commute to Fort Bragg

39. 2023-10-30
    soldstatus $220,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$1,142/yr (+$95/mo · 99.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,286
• − Mortgage interest: −$15,684
• − Property taxes: −$1,154
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$360
• − Depreciation: −$8,145
• Taxable loss: −$4,663
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $1,351/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 — Vass

• Score: 57/100
• State rank: #593
• US rank: #21646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vass, NC
• County: Moore County · 75,247 people
• City population: 5,936
• Metro: Pinehurst-Southern Pines, NC
• Population (ZIP): 5,936
• Household income: $79,643
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 109.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 6% Italian 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Arabic 2%

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: ▼ -106.99%
• Current HPI: 160.0419
• Rent YoY: —
• Metro: Pinehurst-Southern Pines, 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

-99.2% since first listed

22 events — show timeline

• 2026-04-13 Rental Removed $1,800 Avail
• 2026-03-25 Listed for Rent $1,800 Avail
• 2026-03-24 Rental Removed $1,800 NCRMLS
• 2026-03-21 Listed $295,000 Hive MLS
• 2026-02-14 Listed for Rent $1,800 NCRMLS
• 2026-02-14 Rental Removed $1,800 Avail
• 2026-02-10 Listed for Rent $1,800 Avail
• 2025-09-22 Rental Removed $1,800 Avail
• 2025-08-21 Price Changed $1,800 Avail
• 2025-07-06 Listed for Rent $1,900 Avail
• 2024-11-10 Rental Removed $1,900 Avail
• 2024-11-02 Listed for Rent $1,900 Avail
• 2024-04-15 Rental Removed $1,900 Avail
• 2024-03-28 Sold (Public Records) $268,000 Public Records
• 2024-03-28 Sold (MLS) $267,785 Hive MLS
• 2024-03-24 Listed for Rent $1,900 Avail
• 2024-03-13 Rental Removed $1,900 Avail
• 2024-02-22 Price Changed $1,900 Avail
• 2024-02-21 Listed for Rent $1,890 Avail
• 2024-01-08 Pending — Hive MLS
• 2023-11-30 Listed $267,785 Hive MLS
• 2023-10-30 Sold (Public Records) $220,000 Public Records

Property tax history

+348.4%/yr

Latest (2024): $1,154 · +348.4% YoY. Source: county tax records.