199 E Main St · Coats, NC 27521

$155,000

2 bd · 1.0 ba · 830 sqft · SingleFamily public records · 36 Days on market

Built 1935 7,405 sqft lot Est $176k · 12% under

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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 +16.5/30.0
• ARV discount +12.9/15.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• 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 MLS

Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

Key facts

• Manageable yard
• Gardening potential
• Natural light

Tags

• NATURAL LIGHT
• MANAGEABLE YARD
• GARDENING POTENTIAL
• HEART OF COATS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story house; One-level living
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built as a house
• Exterior features: Porch; Storage; Chain-link fencing

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $132k (14.7% below list).
• Recommended offer: $132k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Coats — 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 (#430 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Coats Elementary (math 23% / reading 25%, grade F, #1,153 of 1,410 statewide, top 82%, 671 students, 72% FRL); Coats-Erwin Middle (math 27% / reading 38%, grade F, #312 of 475 statewide, top 66%, 606 students, 68% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 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 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $155k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $132,238 (14.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $175,960
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 S Isabella St	0.14mi	2/1.0	838 (+1%)	17mo	$175,000	$209	77
191 N Poole St	0.54mi	2/1.0	850 (+2%)	0mo	$179,900	$212	71
145 E Jay St	0.39mi	2/2.0	889 (+7%)	1mo	$199,900	$225	65
219 E Erwin St	0.44mi	2/1.0	861 (+4%)	21mo	$175,000	$203	55
457 E Stewart St	0.48mi	2/1.0	868 (+5%)	20mo	$210,300	$242	54

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-19,383
• Equity at exit: $23,111

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-9,640
• Equity at exit: $13,402

Cash invested: $43,400 (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 27521

• Home prices YoY: -16.1%
• Active inventory: 47
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $91

Break-even live

Break-even rent $1,207

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $135	+0% $91	+5% $47	+10% $3
Rent	-10% $-14	-5% $39	+0% $91	+5% $143	+10% $195
Rate	-1.0pp $169	-0.5pp $130	base $91	+0.5pp $51	+1.0pp $10

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-14
   status $155,000 Pending 36 DOM
2. 2026-06-10
   days on market $155,000 Active 36 DOM
3. 2026-06-09
   days on market $155,000 Active 35 DOM
4. 2026-06-08
   days on market $155,000 Active 34 DOM
5. 2026-06-07
   days on market $155,000 Active 33 DOM
6. 2026-06-05
   days on market $155,000 Active 30 DOM
7. 2026-06-03
   days on market $155,000 Active 29 DOM
8. 2026-06-02
   days on market $155,000 Active 28 DOM
9. 2026-06-01
   days on market $155,000 Active 27 DOM
10. 2026-05-31
    days on market $155,000 Active 26 DOM
11. 2026-05-30
    days on market $155,000 Active 25 DOM
12. 2026-05-15
    status Active
13. 2026-05-02
    status Pending
14. 2026-04-22
    listed $155,000 Active
15. 2020-09-11
    soldstatus $75,000 Closed 291-char remark

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

16. 2020-09-11
    soldstatus $75,000 291-char remark

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

17. 2020-09-11
    soldstatus $75,000

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

18. 2020-08-28
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

19. 2020-08-14
    listed $108,000 Active 291-char remark

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

20. 2020-08-14
    listed $108,000 291-char remark

    Show marketing remark (291 chars)

    Attention first-time home buyers and investors. Adorable cottage on double lot in Downtown Coats. Roof replaced in 2019. Vinyl windows. Two good size bedroom and full bath. Large Living Room. Eat in Kitchen. Great yard for fun and games. Storage for bikes and toys. Nice quiet neighborhood!

21. 2015-11-19
    soldstatus $50,000 391-char remark

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

22. 2015-11-19
    soldstatus $50,000

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

23. 2015-11-19
    soldstatus $50,000 391-char remark

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

24. 2015-11-19
    soldstatus $50,000

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

25. 2015-07-13
    listed $62,000 391-char remark

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

26. 2015-07-13
    listed $65,000

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

27. 2015-07-13
    listed $62,000 391-char remark

    Show marketing remark (391 chars)

    Great little find! If your just starting out or investment property. This home is ready to go. Simply adorable home, well maintained on double corner lot. 2 spacious bedrooms with double closets in master. Nice and spacious family room. Kitchen and bath have new vinyl flooring. New carpet and fresh paint, vinyl windows, through out. Nice storage building. Beautiful trees accent this home.

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$354/yr (+$30/mo · 38.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,869
• − Mortgage interest: −$8,682
• − Property taxes: −$917
• − Insurance: −$775
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$4,509
• Taxable loss: −$1,554
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,463/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 — Coats

• Score: 63/100
• State rank: #430
• US rank: #15847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coats, NC
• County: Harnett County · 125,715 people
• City population: 6,549
• Metro: Fayetteville, NC
• Population (ZIP): 6,549
• Household income: $61,590
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 163.0

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% Hispanic / Latino 18% Black 14% Native American 9% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -42.32%
• Current HPI: 220.9205
• 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

+150.0% since first listed

16 events — show timeline

• 2026-05-15 Relisted — TMLS
• 2026-05-02 Pending — TMLS
• 2026-04-22 Listed $155,000 TMLS
• 2020-09-11 Sold (Public Records) $75,000 Public Records
• 2020-09-11 Sold (MLS) $75,000 AMLSNC
• 2020-09-11 Sold (MLS) $75,000 TMLS
• 2020-08-28 Pending — TMLS
• 2020-08-14 Listed $108,000 AMLSNC
• 2020-08-14 Listed $108,000 TMLS
• 2015-11-19 Sold (Public Records) $50,000 Public Records
• 2015-11-19 Sold (MLS) $50,000 AMLSNC
• 2015-11-19 Sold (MLS) $50,000 LPRMLS
• 2015-11-19 Sold (MLS) $50,000 TMLS
• 2015-07-13 Listed $62,000 AMLSNC
• 2015-07-13 Listed $65,000 LPRMLS
• 2015-07-13 Listed $62,000 TMLS

Property tax history

+1.7%/yr

Latest (2025): $917 · +0.0% YoY. Source: county tax records.