145 Tributary Way · Lillington, NC 27526

$245,900

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 131 Days on market

Built 2023 Est $266k · 7% under $33/mo HOA · 2% of rent ↓ 8% since listing

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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 +12.7/30.0
• ARV discount +10.8/15.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

Key facts

• Grey cabinetry
• Lvp flooring
• Modern kitchen

Tags

• OPEN CONCEPT LAYOUT
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GREY CABINETRY
• LVP FLOORING

Property features AI

Finance

• Other: Zoning: RA-30
• HOA & community: HOA managed by Cams Management; Annual association fee; Association fee: $399.56 per year; Not a senior community

Exterior

• Parking: Attached garage; Driveway; Total 2 parking spaces (includes 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels; Front door entry
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a townhouse
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Dishwasher; Electric range; Microwave; Oven; Refrigerator
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $246k.

Deal economics

• At list price, monthly cash flow is $-29 ($-350/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (15.1% below list).
• Recommended offer: $209k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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.
• Zoned schools: Lafayette Elementary (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 625 students, 39% FRL); Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett Central High (math 43% / reading 51%, grade D-, #334 of 535 statewide, top 64%, 1,474 students, 56% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1165 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 131 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $208,658 (15.1% 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. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $265,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 March Creek Dr	0.08mi	3/2.5	1,510 (+1%)	1mo	$225,000	$149	94
119 March Creek Dr	0.04mi	3/2.5	1,418 (-6%)	4mo	$224,900	$159	85
271 Rusling Leaf Dr	0.23mi	3/2.5	1,418 (-6%)	1mo	$249,990	$176	79
138 Rusling Leaf Dr	0.29mi	3/2.5	1,418 (-6%)	1mo	$251,582	$177	77
11 Rusling Leaf Dr	0.33mi	3/2.5	1,418 (-6%)	1mo	$258,859	$183	75
150 Rusling Leaf Dr	0.34mi	3/2.5	1,418 (-6%)	1mo	$275,000	$194	74
146 Rusling Leaf Dr	0.33mi	3/2.5	1,418 (-6%)	2mo	$257,000	$181	74
21 Rusling Leaf Dr	0.33mi	3/2.5	1,418 (-6%)	2mo	$245,000	$173	74
142 Rusling Leaf Dr	0.28mi	3/2.5	1,418 (-6%)	5mo	$275,000	$194	74
27 Rusling Leaf Dr	0.33mi	3/2.5	1,418 (-6%)	3mo	$244,520	$172	73
13 Rusling Leaf Dr	0.34mi	3/2.5	1,418 (-6%)	5mo	$239,900	$169	71
134 Rusling Leaf Dr	0.33mi	3/2.5	1,418 (-6%)	5mo	$254,990	$180	71

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-41,433
• Equity at exit: $36,664

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-37,359
• Equity at exit: $21,261

Cash invested: $68,852 (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 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1165
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$253 /mo · $3,031/yr
• Insurance: −$102
• HOA: −$33
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-29

Break-even live

Break-even rent $2,123

Max offer price $240,750

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $40	+0% $-29	+5% $-99	+10% $-168
Rent	-10% $-194	-5% $-112	+0% $-29	+5% $53	+10% $136
Rate	-1.0pp $95	-0.5pp $33	base $-29	+0.5pp $-93	+1.0pp $-158

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,800	$1.27	25d	1	0.06mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	15d	1	0.16mi
302 Oxfordshire Dr Fuquay Varina, NC	3.0	2.0	1194	$1,879	$1.57	15d	1	0.95mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	23d	1	0.96mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	25d	1	0.96mi
265 Royal Meadow Dr Angier, NC	4.0	2.5	1800	$1,830	$1.02	25d	1	1.02mi
50 Chedworth Dr Angier, NC	3.0	2.0	1384	$2,095	$1.51	25d	1	1.13mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	25d	1	1.24mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 39 events

1. 2026-06-21
   days on market $245,900 Active 131 DOM
2. 2026-06-18
   days on market $245,900 Active 128 DOM
3. 2026-06-17
   days on market $245,900 Active 127 DOM
4. 2026-06-16
   days on market $245,900 Active 126 DOM
5. 2026-06-15
   days on market $245,900 Active 125 DOM
6. 2026-06-14
   days on market $245,900 Active 123 DOM
7. 2026-06-10
   days on market $245,900 Active 120 DOM
8. 2026-06-09
   days on market $245,900 Active 119 DOM
9. 2026-06-08
   days on market $245,900 Active 118 DOM
10. 2026-06-07
    days on market $245,900 Active 117 DOM
11. 2026-06-05
    days on market $245,900 Active 114 DOM
12. 2026-06-03
    days on market $245,900 Active 113 DOM
13. 2026-06-02
    days on market $245,900 Active 112 DOM
14. 2026-06-01
    days on market $245,900 Active 111 DOM
15. 2026-05-31
    days on market $245,900 Active 110 DOM
16. 2026-05-30
    days on market $245,900 Active 109 DOM
17. 2026-05-19
    price $245,900
18. 2026-03-30
    price $257,000
19. 2026-02-10
    listed $265,900 Active
20. 2026-01-23
    historical $1,750
21. 2026-01-21
    listed $1,750
22. 2026-01-21
    historical $1,750
23. 2026-01-06
    listed $1,750
24. 2026-01-06
    historical $1,750
25. 2026-01-03
    listed $1,750
26. 2026-01-01
    historical $1,750
27. 2025-10-08
    price $1,750
28. 2025-09-05
    price $1,800
29. 2025-08-06
    listed $1,850
30. 2024-01-22
    soldstatus $260,000 Sold 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

31. 2024-01-02
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

32. 2023-11-30
    price $265,000 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

33. 2023-10-16
    price $272,000 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

34. 2023-10-04
    price $275,000 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

35. 2023-10-02
    price $278,990 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

36. 2023-07-31
    price $275,990 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

37. 2023-06-29
    price $272,990 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

38. 2023-06-12
    price $269,990 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

39. 2023-04-02
    listed $266,990 Active 286-char remark

    Show marketing remark (286 chars)

    Celebrate your start to the New Year in a NEW home! Gorgeous 3 bedroom 2.5 bathroom home in the booming new community! Upgrades like granite countertops in the kitchen with ceramic tile backsplash, all on gorgeous lots. Large owners suite upstairs and bedrooms all with walk-in closets.

ⓘ 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: $3,031 · $253/mo
• Projected year-2 tax: $3,031 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,039
• − Mortgage interest: −$13,774
• − Property taxes: −$3,031
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$396
• − Depreciation: −$7,153
• Taxable loss: −$4,551
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $742/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lillington, NC
• County: Wake County · 1,216,256 people
• City population: 21,419
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 844.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, 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

-7.9% since first listed

23 events — show timeline

• 2026-05-19 Price Changed $245,900 TMLS
• 2026-03-30 Price Changed $257,000 TMLS
• 2026-02-10 Listed $265,900 TMLS
• 2026-01-23 Rental Removed $1,750 TENANTTURNER2
• 2026-01-21 Listed for Rent $1,750 TENANTTURNER2
• 2026-01-21 Rental Removed $1,750 TMLS
• 2026-01-06 Listed for Rent $1,750 TMLS
• 2026-01-06 Rental Removed $1,750 TENANTTURNER2
• 2026-01-03 Listed for Rent $1,750 TENANTTURNER2
• 2026-01-01 Rental Removed $1,750 TMLS
• 2025-10-08 Price Changed $1,750 TMLS
• 2025-09-05 Price Changed $1,800 TMLS
• 2025-08-06 Listed for Rent $1,850 TMLS
• 2024-01-22 Sold (MLS) $260,000 TMLS
• 2024-01-02 Pending — TMLS
• 2023-11-30 Price Changed $265,000 TMLS
• 2023-10-16 Price Changed $272,000 TMLS
• 2023-10-04 Price Changed $275,000 TMLS
• 2023-10-02 Price Changed $278,990 TMLS
• 2023-07-31 Price Changed $275,990 TMLS
• 2023-06-29 Price Changed $272,990 TMLS
• 2023-06-12 Price Changed $269,990 TMLS
• 2023-04-02 Listed $266,990 TMLS

Property tax history

+437.3%/yr

Latest (2025): $3,031 · -0.4% YoY. Source: county tax records.