209 E Harnett St · Dunn, NC 28334

$150,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 267 Days on market

Built 1905 0.25 ac lot Est $255k · 41% under ↓ 29% since listing

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Downtown Dunn Home - Convenient Location! Welcome to this 3-bedroom, 1-bath home located right in the heart of Dunn—just three blocks from Main Street and directly across from the business district. Offering approximately 1,410 sq. ft. of living space on a 0.25-acre lot, this property blends comfort, convenience, and character. Step inside to find a large family room that can be accessed from both the front entry and the kitchen. The spacious eat-in kitchen is perfect for gatherings, while the hardwood floors throughout most of the home add warmth and appeal. (Kitchen features durable laminate flooring. ) Additional highlights include: 3 comfortable bedrooms 2-car carport

Key facts

• 2-car carport
• Large family room
• 0.25 acre lot

Tags

• LARGE FAMILY ROOM
• SPACIOUS EAT-IN KITCHEN
• HARDWOOD FLOORS
• 2-CAR CARPORT
• 0.25 ACRE LOT
• PRIME LOCATION NEAR SHOPS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Septic connected; Cable available
• Home design: Single-story house
• Construction: Asbestos construction material; Asbestos shingle roof; Brick/mortar foundation; Built as a house
• Exterior features: Cleared yard

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas pack); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Kitchen and dining room combination; Laminate countertops
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Dunn — 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 63/100 on livability (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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.
• Zoned schools: Dunn Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 799 students, 99% FRL); Dunn Middle (math 12% / reading 29%, grade F, #427 of 475 statewide, top 90%, 412 students, 99% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL) — zoned schools average 87% FRL vs 51% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% of the median local income ($53k/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 $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.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $255,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 N Fayetteville Ave	0.21mi	3/2.5	1,382 (-2%)	18mo	$220,000	$159	66
311 N Layton Ave	0.35mi	3/2.0	1,350 (-4%)	9mo	$202,500	$150	65
111 Spring Branch Rd	0.60mi	3/2.0	1,403 (-0%)	11mo	$199,879	$142	58
1007 N King Ave	0.57mi	3/2.0	1,422 (+1%)	13mo	$258,000	$181	57
205 N Layton Ave	0.35mi	2/2.0 (-1)	1,360 (-4%)	15mo	$205,000	$151	56
109 E Granville St	0.47mi	3/2.0	1,368 (-3%)	16mo	$216,500	$158	55
606 E Pearsall St	0.47mi	3/2.0	1,300 (-8%)	12mo	$225,000	$173	51
309 S Mckay Ave	0.52mi	3/1.0	1,199 (-15%)	10mo	$245,000	$204	42
604 E Pope St	0.53mi	3/2.0	1,215 (-14%)	13mo	$240,500	$198	38
604 E Pope St	0.52mi	3/2.0	1,215 (-14%)	13mo	$240,500	$198	38
503 W Wake St	0.72mi	3/2.0	1,198 (-15%)	16mo	$220,000	$184	25
1022 E Harnett St	0.72mi	3/3.0	1,205 (-14%)	18mo	$245,000	$203	19

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,297
• Equity at exit: $22,365

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $17,632
• Equity at exit: $12,969

Cash invested: $42,000 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 341
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $283

Break-even live

Break-even rent $1,208

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $368	-5% $326	+0% $283	+5% $241	+10% $198
Rent	-10% $159	-5% $221	+0% $283	+5% $345	+10% $407
Rate	-1.0pp $359	-0.5pp $321	base $283	+0.5pp $244	+1.0pp $205

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	16d	1	0.58mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	16d	1	0.62mi
1001 Webster Dr Dunn, NC	1.0–3.0	1.0–1.5	900	$1,300	$1.44	14d	1	1.21mi
108 Jude Ct Dunn, NC	3.0	2.0	1350	$1,650	$1.22	23d	1	1.35mi

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 267 DOM
2. 2026-06-18
   days on market $150,000 Active 264 DOM
3. 2026-06-17
   days on market $150,000 Active 263 DOM
4. 2026-06-16
   days on market $150,000 Active 262 DOM
5. 2026-06-15
   days on market $150,000 Active 261 DOM
6. 2026-06-14
   days on market $150,000 Active 259 DOM
7. 2026-06-10
   days on market $150,000 Active 256 DOM
8. 2026-06-09
   days on market $150,000 Active 255 DOM
9. 2026-06-08
   days on market $150,000 Active 254 DOM
10. 2026-06-07
    days on market $150,000 Active 253 DOM
11. 2026-06-05
    days on market $150,000 Active 250 DOM
12. 2026-06-03
    days on market $150,000 Active 249 DOM
13. 2026-06-02
    days on market $150,000 Active 248 DOM
14. 2026-06-01
    days on market $150,000 Active 247 DOM
15. 2026-05-31
    days on market $150,000 Active 246 DOM
16. 2026-05-30
    days on market $150,000 Active 245 DOM
17. 2026-05-03
    price $150,000
18. 2026-02-21
    price $167,900
19. 2026-01-22
    status Active
20. 2026-01-11
    status Pending
21. 2025-11-13
    price $175,000
22. 2025-09-16
    listed $209,900 Active

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,793
• − Mortgage interest: −$8,402
• − Property taxes: −$1,259
• − Insurance: −$750
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,364
• Taxable income: $1,011
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,156/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• 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

Price history

-28.5% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $150,000 TMLS
• 2026-02-21 Price Changed $167,900 TMLS
• 2026-01-22 Relisted — TMLS
• 2026-01-11 Pending — TMLS
• 2025-11-13 Price Changed $175,000 TMLS
• 2025-09-16 Listed $209,900 TMLS

Property tax history

+5.5%/yr

Latest (2025): $1,259 · +2.9% YoY. Source: county tax records.