98 Willow Cameron Way · Angier, NC 27501

$310,990

4 bd · 2.5 ba · 2,292 sqft · Land · 452 Days on market

Built 2025 8,132 sqft lot $58/mo HOA · 2% of rent ↓ 23% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Stop scrolling!! This 4-bed, 2.5-bath beauty has everything: a kitchen you'll actually cook in and more!! The Callaway plan is designed to impress with its open layout and stunning features. The kitchen is a true showstopper, featuring a sprawling 10-foot quartz island, abundant upgraded cabinetry, gourmet stainless steel electric appliances with double wall ovens, a ceramic tile backsplash, and a walk-in pantry. As the heart of the home, the kitchen seamlessly flows into the living and dining areas, creating a perfect space for entertaining. Luxury vinyl plank flooring extends throughout the main floor and into the home's wet areas. Upstairs, the spacious primary suite boasts a tray cei

Key facts

• Quartz countertops
• Large island
• Mudroom

Tags

• OPEN FOYER
• MUDROOM
• DROP ZONE
• DOUBLE OVEN
• LARGE ISLAND
• QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Association: Charleston Management; Quarterly association fee ($175) covering grounds maintenance; Community amenities: clubhouse, pool, cabana, trails, sidewalks, curbs, street lights

Exterior

• Parking: Attached garage with garage door opener; 2-car garage (total parking for 4)
• Security: Smart camera(s)/recording
• Utilities: Public water; Public sewer; Publicly maintained road
• Home design: Site-built home; Two-story; Under construction; Architectural shingle roof
• Construction: Fiber cement (HardiPlank) siding with shake and stone accents; Slab foundation; Built by DRB Homes (Callaway model)
• Exterior features: Patio; Porch and rear porch; Exterior lighting; Rain gutters; Smart camera(s)/recording; Community pool (fenced) with cabana; Community trails

Interior

• Kitchen: Built-in electric oven; Double oven; Cooktop; Electric range; Microwave; Oven; Dishwasher; Disposal; Ice maker; Stainless steel appliances; Exhaust fan
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Zoned heating; Central air conditioning; Zoned cooling
• Interior features: Open floorplan; Entrance foyer; Kitchen island; Eat-in kitchen / kitchen-dining combo; Pantry; Quartz countertops; Recessed lighting; Tray ceilings; Double vanity; Bathtub/shower combination; Separate shower; Walk-in shower; Walk-in closets; Dual closets; Sliding doors; Screens; Double-pane windows
• Laundry & utility: Laundry room on upper level; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $311k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (23.5% below list).
• Recommended offer: $238k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Angier — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% 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 average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $9k 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 452 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,003 (23.5% 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 452 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.14×
• Total profit: $-74,755
• Equity at exit: $46,370

10-year hold

• IRR: -27.8%
• Equity multiple: -0.22×
• Total profit: $-105,980
• Equity at exit: $26,889

Cash invested: $87,077 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 662
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,665/yr
• Insurance: −$130
• HOA: −$58
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-327

Break-even live

Break-even rent $2,794

Max offer price $263,679

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-219	+0% $-327	+5% $-434	+10% $-542
Rent	-10% $-515	-5% $-421	+0% $-327	+5% $-233	+10% $-139
Rate	-1.0pp $-170	-0.5pp $-248	base $-327	+0.5pp $-408	+1.0pp $-490

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: $77,748
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Roy Adams Rd Angier, NC	4.0	2.5	2272	$2,095	$0.92	25d	1	0.11mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	25d	1	0.14mi
728 Roy Adams Rd Angier, NC	4.0	2.5	2435	$2,350	$0.97	15d	1	0.16mi
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	25d	1	0.69mi
174 White Birch Ln Angier, NC	4.0	3.0	2674	$2,399	$0.90	15d	1	0.71mi
191 Kings Way Angier, NC	3.0	2.5	1946	$1,830	$0.94	15d	1	0.99mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	23d	1	1.04mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	15d	1	1.36mi
56 Oxford Dr Angier, NC	3.0	2.0	1693	$1,600	$0.95	25d	1	1.45mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: electric

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-05-03
   price $310,990
3. 2026-01-12
   price $360,395
4. 2025-10-03
   price $384,395
5. 2025-09-17
   price $394,395
6. 2025-04-17
   price $406,400
7. 2025-03-02
   price $415,745
8. 2025-02-16
   listed $405,250 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: $28,560
• − Mortgage interest: −$17,420
• − Property taxes: −$4,665
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$696
• − Depreciation: −$9,047
• Taxable loss: −$9,392
• Est. tax savings @ 24.0%: +$2,254
• After-tax cash flow: $-1,669/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 — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angier, NC
• County: Harnett County · 125,715 people
• City population: 24,806
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 339.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• 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

-23.3% since first listed

8 events — show timeline

• 2026-05-13 Pending — TMLS
• 2026-05-03 Price Changed $310,990 TMLS
• 2026-01-12 Price Changed $360,395 TMLS
• 2025-10-03 Price Changed $384,395 TMLS
• 2025-09-17 Price Changed $394,395 TMLS
• 2025-04-17 Price Changed $406,400 TMLS
• 2025-03-02 Price Changed $415,745 TMLS
• 2025-02-16 Listed $405,250 TMLS