272 Camel Crazies Pl #8 · Buies Creek, NC 27546

$209,900

3 bd · 2.5 ba · 1,360 sqft · Townhouse · 14 Days on market

Built 2026 Good condition Est $215k · at est.

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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 +12.8/30.0
• ARV discount +8.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Buies Creek Townhomes in Lillington, NC--just minutes from Campbell University and centrally located between Raleigh and Fayetteville. Enjoy quick access to local dining, shopping, and outdoor adventures like Raven Rock State Park and the Cape Fear River, all within a short drive. These stylish, low-maintenance townhomes by True Homes offer 3 bedrooms, 2.5 baths, and 1,360 sq ft of smart, open-concept living space. Priced in the low-to-mid $200s, each home features upscale finishes and a modern design built for comfort and convenience. With 72 homes total, this thoughtfully planned community is ideal for those seeking space, quality, and a stress-free lifestyle--all in a location

Key facts

• Built 2026
• Listed 13 days

Property features AI

Finance

• Other: Address: 272 Camel Crazies Pl #8, Lillington, NC 27546; Listing status: Active; Most recent update: 2026-06-04
• Financial info: List price $209,900

Exterior

• Home design: Townhouse (Lucas TH plan); Spec inventory
• Exterior features: Living area approximately 1,360

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Lucas TH plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.6% below list).
• Recommended offer: $181k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% in Buies 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 65/100 on livability (#312 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living B+; Watch: health & safety C-, amenities F, commute 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: 834 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 33% 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 $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $181,430 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $214,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Camel Crazies Pl #20	0.05mi	3/2.5	1,360 (0%)	2mo	$199,900	$147	96
93 Camel Crazies Pl	0.06mi	3/2.5	1,360 (0%)	4mo	$196,000	$144	94
184 Camel Crazies Pl #29	0.09mi	3/2.5	1,360 (0%)	5mo	$209,900	$154	92
230 Camel Crazies Pl #18	0.05mi	3/2.5	1,360 (0%)	8mo	$214,900	$158	91
196 Camel Crazies Pl #26	0.08mi	3/2.5	1,360 (0%)	8mo	$214,900	$158	90
176 Camel Crazies Pl #31	0.08mi	3/2.5	1,360 (0%)	10mo	$219,900	$162	88
192 Camel Crazies Pl #27	0.08mi	3/2.5	1,360 (0%)	11mo	$219,900	$162	87
52 Camel Crazies Pl	0.05mi	3/2.5	1,378 (+1%)	10mo	$240,000	$174	87
124 Camel Crazies Pl #43	0.04mi	3/2.5	1,360 (0%)	13mo	$209,900	$154	87
156 Camel Crazies Pl #35	0.08mi	3/2.5	1,360 (0%)	13mo	$211,000	$155	86
140 Camel Crazies Pl #39	0.08mi	3/2.5	1,360 (0%)	13mo	$209,900	$154	86
86 Camel Crazies Pl #50	0.04mi	3/2.5	1,360 (0%)	20mo	$240,400	$177	82

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-35,086
• Equity at exit: $31,297

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-31,857
• Equity at exit: $18,148

Cash invested: $58,772 (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 27546

• Home prices YoY: -14.4%
• Active inventory: 834
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-17

Break-even live

Break-even rent $1,836

Max offer price $207,400

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $55	+0% $-17	+5% $-90	+10% $-162
Rent	-10% $-161	-5% $-89	+0% $-17	+5% $54	+10% $126
Rate	-1.0pp $88	-0.5pp $36	base $-17	+0.5pp $-72	+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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Camel Crazies Pl Lillington, NC	3.0	2.5	1378	$1,775	$1.29	15d	1	0.05mi
97 Camel Crazies Pl Lillington, NC	3.0	2.0	1360	$1,850	$1.36	24d	1	0.08mi
504 Main St Lillington, NC	4.0	4.0	1585	$2,000	$1.26	15d	1	0.54mi
74 Fantasy Ln Apt D Lillington, NC	3.0	3.0	1235	$2,700	$2.19	22d	1	0.86mi
74 Fantasy Ln Unit G Lillington, NC	3.0	3.0	1235	$1,350	$1.09	24d	1	0.86mi
35 River Stancil Dr Lillington, NC	3.0	3.0	1367	$1,500	$1.10	24d	1	0.91mi
71 River Stancil Dr Lillington, NC	3.0	3.0	1367	$1,500	$1.10	24d	1	0.95mi
74 River Stancil Dr Lillington, NC	3.0	3.0	1367	$1,500	$1.10	24d	1	0.95mi
448 Anna St Lillington, NC	3.0	3.5	1422	$1,375	$0.97	22d	1	1.11mi
444 Anna St Lillington, NC	3.0	3.5	1422	$1,375	$0.97	22d	1	1.12mi
408 Anna St Lillington, NC	3.0	3.5	1422	$1,300	$0.91	24d	1	1.14mi

Listing history 10 events

1. 2026-06-17
   days on market $209,900 Active 14 DOM
2. 2026-06-16
   days on market $209,900 Active 13 DOM
3. 2026-06-15
   days on market $209,900 Active 12 DOM
4. 2026-06-14
   days on market $209,900 Active 10 DOM
5. 2026-06-10
   days on market $209,900 Active 7 DOM
6. 2026-06-09
   days on market $209,900 Active 6 DOM
7. 2026-06-08
   days on market $209,900 Active 5 DOM
8. 2026-06-07
   days on market $209,900 Active 4 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $209,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,772
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,106
• Taxable loss: −$3,774
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $698/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint on the exterior siding and trimming the bushes for a more attractive curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Trim bushes — Well-maintained landscaping can attract tenants and increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Trim bushes — Well-maintained landscaping can attract tenants and increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Buies Creek

• Score: 65/100
• State rank: #312
• US rank: #12893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harnett County · 125,715 people
• City population: 1,064
• 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