13012 Nc 42 · Fuquay-Varina, NC 27540

$165,000

3 bd · 1.0 ba · 1,679 sqft · Land public records · 25 Days on market

Built 1960 1.30 ac lot

---

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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Judicial sale, 10 day upset bid period. Brick ranch home and neighboring lot. This 3-bedroom, 1-bath brick home is full of opportunity and ready for your vision. Conveniently located close to shopping, dining, schools, and major roadways, this property offers a solid foundation with endless potential. Featuring a classic brick exterior and a functional layout, the home is in need of a complete remodel, making it an ideal investment for renovators, flippers, or buyers looking to create their dream home from the ground up. With the right updates, this property could truly shine. Don't miss the chance to unlock the possibilities this home has to offer!

Key facts

• Complete remodel
• Solid foundation
• Brick home

Tags

• BRICK HOME
• CLASSIC BRICK EXTERIOR
• FUNCTIONAL LAYOUT
• COMPLETE REMODEL
• SOLID FOUNDATION
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Located in Harnett County; Living area approximately 1,670
• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank
• Home design: One-story house
• Construction: Brick construction; Brick/mortar foundation; Metal roof; Built as a house (single structure)
• Exterior features: 0.87-acre lot; Publicly maintained road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: See remarks; No central cooling
• Interior features: Hardwood and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.9% in Fuquay-Varina — 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: area grade C — 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: 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).
• Market conditions: Rents soft (-0.4%/yr); 392 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,969
• Equity at exit: $24,602

10-year hold

• IRR: 8.9%
• Equity multiple: 1.59×
• Total profit: $27,224
• Equity at exit: $14,266

Cash invested: $46,200 (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 27540

• Home prices YoY: -18.5%
• Rents YoY: -0.4%
• Active inventory: 392
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $578

Break-even live

Break-even rent $1,352

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $672	-5% $625	+0% $578	+5% $531	+10% $485
Rent	-10% $414	-5% $496	+0% $578	+5% $660	+10% $743
Rate	-1.0pp $661	-0.5pp $620	base $578	+0.5pp $535	+1.0pp $492

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 25 DOM
2. 2026-06-17
   days on market $165,000 Active 24 DOM
3. 2026-06-16
   days on market $165,000 Active 23 DOM
4. 2026-06-15
   days on market $165,000 Active 22 DOM
5. 2026-06-14
   days on market $165,000 Active 20 DOM
6. 2026-06-10
   days on market $165,000 Active 17 DOM
7. 2026-06-09
   days on market $165,000 Active 16 DOM
8. 2026-06-09
   remarks 657-char remark
9. 2026-06-09
   price $165,000 Active 15 DOM
10. 2026-06-08
    days on market $120,000 Active 15 DOM
11. 2026-06-07
    days on market $120,000 Active 14 DOM
12. 2026-06-05
    days on market $120,000 Active 11 DOM
13. 2026-06-03
    days on market $120,000 Active 10 DOM
14. 2026-06-02
    days on market $120,000 Active 9 DOM
15. 2026-06-01
    days on market $120,000 Active 8 DOM
16. 2026-05-31
    days on market $120,000 Active 7 DOM
17. 2026-05-30
    days on market $120,000 Active 6 DOM
18. 2026-05-24
    listed $120,000 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,002
• − Mortgage interest: −$9,243
• − Property taxes: −$1,605
• − Insurance: −$825
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$4,800
• Taxable income: $4,529
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,851/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 — Fuquay-Varina

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wake County · 1,216,256 people
• Metro: Raleigh-Cary, NC
• Population (ZIP): 47,771
• Household income: $128,989
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 882.0

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 (76%)
• Race & ethnicity: White 76% Asian 7% Black 7% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -57.94%
• Current HPI: 255.3907
• Rent YoY: ▼ -0.42%
• 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

1 event — show timeline

• 2026-05-24 Listed $120,000 TMLS

Property tax history

+7.6%/yr

Latest (2025): $1,605 · +0.0% YoY. Source: county tax records.