75 Kathleen Ter · Barbecue, NC 27332

$120,000

3 bd · 6.5 ba · 1,296 sqft · Manufactured public records · 8 Days on market

Built 1999 Est $143k · 16% 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 +30.0/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Most of the demo has been done for you, so you can focus on making it shine again. This 3 bed 2 bath home is the perfect blank canvass for an investor making it a strong candidate for a flip or buy and hold rental. Large lot, great location with strong demand, and close to Fayetteville/ Ft Bragg, Sanford, and Raleigh/Durham. Home is sold as-is and is CASH ONLY. Vacant and ready to close quickly.

Key facts

• Built 1999
• Listed 8 days

Property features AI

Finance

• Other: Located in the OVERVIEW EST subdivision; Directions: GPS

Exterior

• Utilities: Public water
• Home design: Manufactured home (residential)
• Construction: Vinyl siding
• Exterior features: Deck; Porch with front porch; Cleared lot and yard; Paved road access

Interior

• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Wood flooring; Wood-burning fireplace; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/6.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 13.3% vs local median 4.8% in Barbecue — 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 B — 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 Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 891 students, 53% FRL); Highland Middle (math 34% / reading 41%, grade F, #256 of 475 statewide, top 55%, 875 students, 64% FRL); Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $100k; 20% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

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: 1.52% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Nicole	0.32mi	3/2.0	1,200 (-7%)	1mo	$159,850	$133	54
648 Nicole Dr	0.43mi	3/2.0	1,232 (-5%)	20mo	$135,000	$110	37
36 Andrea Ct	0.48mi	3/2.0	1,401 (+8%)	12mo	$125,500	$90	36

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.84×
• Total profit: $28,335
• Equity at exit: $17,892

10-year hold

• IRR: 29.6%
• Equity multiple: 3.87×
• Total profit: $96,525
• Equity at exit: $10,375

Cash invested: $33,600 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 462
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $696

Break-even live

Break-even rent $942

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $764	-5% $730	+0% $696	+5% $662	+10% $628
Rent	-10% $552	-5% $624	+0% $696	+5% $768	+10% $840
Rate	-1.0pp $756	-0.5pp $726	base $696	+0.5pp $665	+1.0pp $633

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Kathleen Ter Sanford, NC	3.0	2.0	1056	$1,499	$1.42	15d	1	0.03mi

Listing history 6 events

1. 2026-06-14
   statusdays on market $120,000 Pending 8 DOM
2. 2026-06-10
   days on market $120,000 Active 5 DOM
3. 2026-06-09
   days on market $120,000 Active 4 DOM
4. 2026-06-08
   days on market $120,000 Active 3 DOM
5. 2026-06-07
   remarks 526-char remark
6. 2026-06-07
   listed $120,000 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: $778 · $65/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$206/yr (+$17/mo · 26.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 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: $21,871
• − Mortgage interest: −$6,722
• − Property taxes: −$778
• − Insurance: −$600
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,491
• Taxable income: $6,781
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $6,721/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 — Barbecue

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

Census & demographics

• Census place: Barbecue, NC
• County: Lee County · 76,725 people
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 632.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

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: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

+9.1% since first listed

4 events — show timeline

• 2026-06-05 Listed $120,000 LPRMLS
• 2026-05-15 Sold (MLS) $100,000 LPRMLS
• 2026-05-01 Pending — LPRMLS
• 2026-04-23 Listed $110,000 LPRMLS

Property tax history

+2.9%/yr

Latest (2025): $778 · +0.0% YoY. Source: county tax records.