227 Constitution Way · Spout Springs, NC 28326

$159,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 40 Days on market

Built 1994 3,180 sqft lot Est $178k · 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 +24.9/30.0
• ARV discount +12.1/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

Key facts

• Covered front porch
• Masonry fireplace
• 0.73 acres

Tags

• 0.73 ACRES
• NO BACK NEIGHBORS
• NO HOA
• OPEN-CONCEPT MAIN LIVING AREA
• MASONRY FIREPLACE
• COVERED FRONT PORCH

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank or holding tank for sewer
• Home design: Manufactured home (residential); One level
• Construction: Vinyl siding
• Exterior features: Covered front porch with deck

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; Eat-in kitchen; Window coverings and blinds; Masonry fireplace in the family room
• Laundry & utility: Washer hookup on the main level; In-unit laundry

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 $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.1% in Spout Springs — 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: Highland Middle (math 34% / reading 41%, grade F, #256 of 475 statewide, top 55%, 875 students, 64% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 35% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Harnett County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 244 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $132k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $178,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Heritage Way	0.07mi	3/2.0	1,120 (0%)	2mo	$185,000	$165	95
364 Valley Forge Way S	0.27mi	3/2.0	1,120 (0%)	6mo	$190,000	$170	82
78 Georgia Way	0.25mi	3/2.0	1,162 (+4%)	2mo	$210,000	$181	81
317 Heritage Way	0.24mi	3/2.0	1,085 (-3%)	6mo	$190,000	$175	78
1371 Heritage Way	0.47mi	3/2.0	1,112 (-1%)	2mo	$175,000	$157	75
275 Independence Way	0.22mi	3/2.0	1,232 (+10%)	2mo	$170,000	$138	72
431 Valley Forge Way S	0.26mi	3/2.0	1,150 (+3%)	15mo	$161,500	$140	71
731 Heritage Way	0.22mi	3/2.0	1,184 (+6%)	13mo	$176,000	$149	69
16 Lincoln Ln	0.30mi	3/2.0	1,214 (+8%)	5mo	$201,000	$166	68
51 Lexington Ln	0.17mi	3/2.0	1,238 (+10%)	8mo	$194,900	$157	68
47 Constitution Way	0.18mi	3/2.0	1,212 (+8%)	12mo	$193,000	$159	68
20 Independence Way	0.33mi	3/2.0	1,176 (+5%)	12mo	$150,000	$128	66

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,088
• Equity at exit: $23,842

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $24,100
• Equity at exit: $13,825

Cash invested: $44,772 (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 28326

• Home prices YoY: -9.9%
• Rents YoY: 3.0%
• Active inventory: 244
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$839
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $345

Break-even live

Break-even rent $1,193

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Heritage Way Cameron, NC	3.0	1.0	1232	$1,195	$0.97	23d	1	0.26mi
105 Valley Forge Way N Cameron, NC	3.0	2.0	1344	$1,325	$0.99	13d	1	0.39mi
38 Paul Revere Ln Cameron, NC	3.0	2.0	1120	$1,399	$1.25	23d	1	0.43mi
478 Washington Ln Cameron, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	0.46mi
159 Pine Haven Dr Sanford, NC	2.0	2.0	1200	$1,350	$1.12	23d	1	1.25mi
45 Castle Wood Sanford, NC	3.0	2.0	1250	$1,399	$1.12	23d	1	1.38mi

Listing history 11 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   status Active
3. 2026-03-17
   status Pending
4. 2026-03-07
   price $159,900
5. 2026-02-06
   listed $164,900 Active
6. 2022-07-28
   soldstatus $132,000
7. 2022-07-27
   soldstatus $132,000 195-char remark

   Show marketing remark (195 chars)

   Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

8. 2022-07-27
   soldstatus $132,000 Closed 195-char remark

   Show marketing remark (195 chars)

   Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

9. 2022-06-14
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

10. 2022-06-06
    listed $130,000 195-char remark

    Show marketing remark (195 chars)

    Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

11. 2022-06-06
    listed $130,000 Active 195-char remark

    Show marketing remark (195 chars)

    Beautifully maintained three bedroom two bathroom home, just waiting for you. This home boasts new paint, a covered front porch, large deck overlooking the backyard. All located in Harnett County

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$865/yr (+$72/mo · 193.8%)

ⓘ 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 66% 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: $19,556
• − Mortgage interest: −$8,957
• − Property taxes: −$446
• − Insurance: −$800
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,652
• Taxable income: $1,573
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $3,764/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 — Spout Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harnett County · 125,715 people
• Metro: Fayetteville, NC
• Population (ZIP): 26,068
• Household income: $75,431
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 456.0

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 0.64)
• Race & ethnicity: White 52% Black 27% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -24.96%
• Current HPI: 226.8295
• Rent YoY: ▲ 2.95%
• 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

+23.0% since first listed

11 events — show timeline

• 2026-05-20 Pending — LPRMLS
• 2026-05-18 Relisted — LPRMLS
• 2026-03-17 Pending — LPRMLS
• 2026-03-07 Price Changed $159,900 LPRMLS
• 2026-02-06 Listed $164,900 LPRMLS
• 2022-07-28 Sold (Public Records) $132,000 Public Records
• 2022-07-27 Sold (MLS) $132,000 TMLS
• 2022-07-27 Sold (MLS) $132,000 LPRMLS
• 2022-06-14 Pending — TMLS
• 2022-06-06 Listed $130,000 TMLS
• 2022-06-06 Listed $130,000 LPRMLS

Property tax history

-0.4%/yr

Latest (2025): $446 · +0.0% YoY. Source: county tax records.