259 Maxie Loop · Spring Lake, NC 28390

$149,000

3 bd · 1.0 ba · 1,031 sqft · SingleFamily · 76 Days on market

Built 1950 Good condition 1.17 ac lot Est $163k · 9% under ↓ 25% 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 +13.6/30.0
• ARV discount +11.3/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The recent upgrades include a new HVAC system, a new roof, and a new hot water heater, ensuring comfort and efficiency. The kitchen is equipped with stainless steel appliances, adding a touch of elegance to the space.

Key facts

• New hot water heater
• New roof
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW ROOF
• NEW HOT WATER HEATER
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot of about 1.17 acres; Not in a subdivision

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Stainless steel appliances
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Dishwasher; Refrigerator; Microwave; Range; Stainless steel appliances; Crawl space
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($99/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (11.8% below list).
• Recommended offer: $131k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Spring Lake — 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 59/100 on livability (#543 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 348 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,388 (11.8% below list)

Questions for the listing agent

1. It's been on market 76 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 1950 — 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. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $162,898
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Mcneil St	0.34mi	3/1.5	1,020 (-1%)	1mo	$176,000	$173	79
109 Elfreth Ln	0.64mi	3/1.5	1,150 (+12%)	12mo	$160,000	$139	39
303 Duncan Rd	0.54mi	3/1.5	1,170 (+14%)	14mo	$195,000	$167	39
1404 Faye Ave	0.74mi	3/1.5	926 (-10%)	10mo	$118,000	$127	38
407 Duncan Rd	0.64mi	3/2.0	1,151 (+12%)	14mo	$167,000	$145	35
100 Elfreth Ln	0.70mi	3/2.0	1,162 (+13%)	10mo	$184,000	$158	34
112 Elfreth Ln	0.65mi	3/2.0	1,150 (+12%)	24mo	$198,000	$172	27

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-21,600
• Equity at exit: $22,216

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-9,595
• Equity at exit: $12,883

Cash invested: $41,720 (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 28390

• Home prices YoY: -15.2%
• Rents YoY: 4.5%
• Active inventory: 348
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $8

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 94%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Weaver St #4 Spring Lake, NC	2.0	1.0	900	$850	$0.94	23d	1	0.12mi
110 Bruce Ln Spring Lake, NC	3.0	2.0	1216	$1,399	$1.15	13d	1	0.42mi
207 Duncan Rd Spring Lake, NC	3.0	2.0	1444	$1,600	$1.11	13d	1	0.44mi
401 Spring Ave Spring Lake, NC	2.0	2.0	868	$1,200	$1.38	23d	1	0.59mi
204 McKenzie Rd Spring Lake, NC	1.0–3.0	1.0–2.0	980	$1,390	$1.42	13d	17	0.61mi
502 Spring Ave Spring Lake, NC	3.0	1.0	950	$1,150	$1.21	23d	1	0.61mi
1306 King St Spring Lake, NC	2.0	1.0	968	$1,047	$1.08	23d	1	0.61mi
1401 Morrison Ave Spring Lake, NC	3.0	1.0	1026	$1,400	$1.36	23d	1	0.69mi
424 Tolbert Ct Spring Lake, NC	2.0	2.0	980	$1,147	$1.17	23d	2	0.69mi
100 Spring Ave Unit B Spring Lake, NC	2.0	1.0	800	$825	$1.03	23d	1	0.69mi
421 Tolbert Ct Spring Lake, NC	2.0	2.0	1000	$1,147	$1.15	23d	1	0.70mi
1000 Riverbank Dr Spring Lake, NC	1.0–3.0	1.0–2.0	1072	$1,440	$1.34	13d	9	0.72mi
310 Elizabeth St Spring Lake, NC	2.0	1.5	940	$1,197	$1.27	23d	2	0.79mi
201 Stonebriar Cir Spring Lake, NC	1.0–3.0	1.0–2.0	1150	$1,875	$1.63	13d	25	0.79mi
1403 Mack St Spring Lake, NC	3.0	1.5	1144	$1,400	$1.22	23d	1	0.79mi
206 S Seventh St Spring Lake, NC	3.0	1.0	900	$1,000	$1.11	23d	1	0.80mi
505 Warfield St Spring Lake, NC	2.0	1.5	960	$1,197	$1.25	23d	1	0.83mi
503 Warfield St Spring Lake, NC	2.0	1.5	920	$1,197	$1.30	23d	1	0.83mi
605 Village Lake Ct Spring Lake, NC	1.0–3.0	1.0–2.0	1133	$1,572	$1.39	13d	30	0.86mi
222 W Manchester Rd Unit 222 Spring Lake, NC	2.0	1.0	1000	$1,200	$1.20	23d	1	1.37mi
222 W Manchester Rd Unit 222 Spring Lake, NC	2.0	1.0	1000	$1,200	$1.20	21d	1	1.37mi
222-232 W Manchester Rd Unit Manchester Arms Apartments Spring Lake, NC	2.0	1.0	1000	$1,200	$1.20	23d	1	1.37mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $149,000 Pending 76 DOM
2. 2026-06-03
   days on market $149,000 Active 75 DOM
3. 2026-06-02
   days on market $149,000 Active 74 DOM
4. 2026-06-01
   days on market $149,000 Active 73 DOM
5. 2026-05-31
   days on market $149,000 Active 72 DOM
6. 2026-05-30
   days on market $149,000 Active 71 DOM
7. 2026-04-08
   price $149,000
8. 2026-03-20
   listed $159,000 Active
9. 2024-08-06
   historical $1,300
10. 2024-06-06
    price $1,300
11. 2024-04-21
    historical
12. 2024-04-12
    listed $1,500
13. 2024-04-10
    historical $1,500
14. 2024-03-27
    listed $1,500
15. 2024-02-29
    listed $199,900 Active

ⓘ 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: $15,767
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,335
• Taxable loss: −$2,417
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $679/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 Cosmetic rehab

This home is in excellent condition with recent upgrades, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting exterior — freshens up the home's appearance
• Both upgrading light fixtures — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting exterior — freshens up the home's appearance ↑
• Both upgrading light fixtures — improves energy efficiency and aesthetics ↑

ⓘ 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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Spring Lake

• Score: 59/100
• State rank: #543
• US rank: #19811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Lake, NC
• County: Harnett County · 125,715 people
• City population: 24,000
• Metro: Fayetteville, NC
• Population (ZIP): 24,000
• Household income: $62,972
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 811.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.43%
• Current HPI: 207.9349
• Rent YoY: ▲ 4.49%
• 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

-25.5% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $149,000 LPRMLS
• 2026-03-20 Listed $159,000 LPRMLS
• 2024-08-06 Rental Removed $1,300 APPFOLIO
• 2024-06-06 Price Changed $1,300 APPFOLIO
• 2024-04-21 Listing Removed — TMLS
• 2024-04-12 Listed for Rent $1,500 APPFOLIO
• 2024-04-10 Rental Removed $1,500 APPFOLIO
• 2024-03-27 Listed for Rent $1,500 APPFOLIO
• 2024-02-29 Listed $199,900 TMLS