337 Hillwood Dr · Barbecue, NC 27332

$299,990

4 bd · 2.5 ba · 1,774 sqft · Land · 30 Days on market

Built 2026 0.52 ac lot $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

''Step into your new home located in the highly sought-after West Pointe! The Dupont Plan is a new 2-story home with an open layout that seamlessly connects the Living, Dining, and Kitchen areas, perfect for modern living. The chef's kitchen features cabinetry, granite countertops and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. This thoughtful layout offers a spacious bedroom and full bathroom on the first floor. The second floor houses the serene primary suite with a ensuite bath, dual vanity sinks, and an expansive walk-in closet. Two additional bedrooms share a stylish full bathroom with a Loft Space ideal for a home office or relaxation are

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: West Pointe; Road frontage: city street and state road; Lot dimensions approximately 100 x 225 (0.52 acres); Zoning: RA-20R
• HOA & community: Homeowners association with annual fee of $360 (about $30/month)

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage faces front; Concrete driveway/garage surface
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single family residence; Two stories; New construction
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio; Porch; No additional exterior features listed; Cleared lot; Has view

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Walk-in closet(s); Pantry; Unfurnished; Smoke detector(s); Accessible full bath
• Laundry & utility: Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.8% below list).
• Recommended offer: $226k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($78k/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 $9k 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 30 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,689 (24.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.23×
• Total profit: $-64,628
• Equity at exit: $44,729

10-year hold

• IRR: -11.8%
• Equity multiple: 0.24×
• Total profit: $-63,885
• Equity at exit: $25,938

Cash invested: $83,997 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$30
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-320

Break-even live

Break-even rent $2,662

Max offer price $253,654

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-217	+0% $-320	+5% $-424	+10% $-528
Rent	-10% $-499	-5% $-409	+0% $-320	+5% $-231	+10% $-142
Rate	-1.0pp $-169	-0.5pp $-244	base $-320	+0.5pp $-398	+1.0pp $-477

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Forest Mountain Ct Sanford, NC	3.0	2.5	2537	$2,350	$0.93	25d	1	0.99mi
44 Schoomaker Ct Broadway, NC	3.0	2.0	1348	$1,750	$1.30	25d	1	1.06mi
44 Schoomaker Ct Unit 44 Broadway, NC	3.0	2.0	1378	$1,750	$1.27	15d	1	1.06mi
88 Dove Trl Sanford, NC	4.0	2.5	2417	$2,150	$0.89	15d	1	1.09mi
36 Jumpmaster Dr Unit Na Broadway, NC	3.0	2.0	1250	$1,750	$1.40	25d	1	1.21mi
35 Clearwater Harbour Sanford, NC	4.0	3.0	2050	$2,050	$1.00	25d	1	1.30mi
39 Lakeland Port Sanford, NC	4.0	2.5	2480	$2,000	$0.81	25d	1	1.48mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 18 events

1. 2026-06-21
   days on market $299,990 Active 30 DOM
2. 2026-06-18
   days on market $299,990 Active 27 DOM
3. 2026-06-17
   days on market $299,990 Active 26 DOM
4. 2026-06-16
   days on market $299,990 Active 25 DOM
5. 2026-06-15
   days on market $299,990 Active 24 DOM
6. 2026-06-14
   pricedays on market $299,990 Active 22 DOM
7. 2026-06-10
   days on market $306,990 Active 19 DOM
8. 2026-06-09
   days on market $306,990 Active 18 DOM
9. 2026-06-08
   days on market $306,990 Active 17 DOM
10. 2026-06-07
    days on market $306,990 Active 16 DOM
11. 2026-06-05
    days on market $306,990 Active 13 DOM
12. 2026-06-03
    days on market $306,990 Active 12 DOM
13. 2026-06-02
    days on market $306,990 Active 11 DOM
14. 2026-06-01
    days on market $306,990 Active 10 DOM
15. 2026-05-31
    days on market $306,990 Active 9 DOM
16. 2026-05-30
    days on market $306,990 Active 8 DOM
17. 2026-05-22
    listed $306,990 Active
18. 2026-04-27
    soldstatus $1,812,500

ⓘ 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: $27,083
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$360
• − Depreciation: −$8,727
• Taxable loss: −$9,141
• Est. tax savings @ 24.0%: +$2,194
• After-tax cash flow: $-1,649/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

-83.1% since first listed

2 events — show timeline

• 2026-05-22 Listed $306,990 Hive MLS
• 2026-04-27 Sold (Public Records) $1,812,500 Public Records