93 Day Farm Dr · Lillington, NC 27546

$289,990

4 bd · 2.5 ba · 1,903 sqft · Other · 38 Days on market

Built 2026 8,712 sqft lot $50/mo HOA · 2% of rent ↓ 3% 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Time to Design: Welcome to Ryan Homes at Partridge Village in Lillington. This captivating Cedar home offers 1,918 sq ft of living space, featuring 4 bedrooms, 2.5 baths, and a 2-car garage. This stunning single-family home offers an open concept main floor that connects the great room, kitchen, and dining area. The kitchen features granite countertops, and an island. Tucked away, you'll find a powder room and a versatile flex space, perfect for an office or playroom. Luxury vinyl plank and carpet can be found throughout the home. Upstairs, there are four spacious bedrooms, three with walk-in closets, and a second-floor laundry room equipped with a washer and dryer. The owner's suite featu

Key facts

• Versatile flex space
• Granite countertops
• Double vanity bath

Tags

• OPEN CONCEPT MAIN FLOOR
• GRANITE COUNTERTOPS
• VERSATILE FLEX SPACE
• SECOND FLOOR LAUNDRY ROOM
• GENEROUS WALK IN CLOSET
• DOUBLE VANITY BATH

Property features AI

Finance

• HOA & community: Homeowner association (monthly fee $50) - maintains grounds

Exterior

• Parking: Attached garage (2 cars); Concrete driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Site-built home; Two levels
• Construction: Board & batten siding; Vinyl siding; Architectural shingle roof; Slab foundation; Built by Ryan Homes (Cedar model)
• Exterior features: Patio; Sidewalks

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Granite counters; Kitchen island; Smart thermostat; Walk-in closet(s); Walk-in shower
• Laundry & utility: Washer; Dryer; Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (23.2% below list).
• Recommended offer: $223k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: 834 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($67k/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 38 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $222,667 (23.2% 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 38 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-47,338
• Equity at exit: $43,238

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-41,986
• Equity at exit: $25,073

Cash invested: $81,197 (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 27546

• Home prices YoY: -14.4%
• Active inventory: 834
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$121
• HOA: −$50
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-4

Break-even live

Break-even rent $2,231

Max offer price $289,345

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $78	+0% $-4	+5% $-86	+10% $-168
Rent	-10% $-180	-5% $-92	+0% $-4	+5% $84	+10% $172
Rate	-1.0pp $142	-0.5pp $70	base $-4	+0.5pp $-79	+1.0pp $-155

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Day Farm Dr Lillington, NC	5.0	3.0	2541	$2,500	$0.98	24d	1	0.16mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	24d	1	0.47mi
265 Royal Meadow Dr Angier, NC	4.0	2.5	1800	$1,830	$1.02	24d	1	0.72mi
50 Chedworth Dr Angier, NC	3.0	2.0	1384	$2,095	$1.51	24d	1	1.06mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	24d	1	1.12mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	22d	1	1.12mi
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,800	$1.27	24d	1	1.28mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	15d	1	1.35mi
135 Moore Creek Dr Fuquay Varina, NC	3.0	3.0	2286	$2,200	$0.96	24d	1	1.41mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 28 events

1. 2026-06-21
   days on market $289,990 Active 38 DOM
2. 2026-06-18
   days on market $289,990 Active 35 DOM
3. 2026-06-17
   days on market $289,990 Active 34 DOM
4. 2026-06-16
   days on market $289,990 Active 33 DOM
5. 2026-06-15
   days on market $289,990 Active 32 DOM
6. 2026-06-14
   days on market $289,990 Active 30 DOM
7. 2026-06-10
   days on market $289,990 Active 27 DOM
8. 2026-06-09
   days on market $289,990 Active 26 DOM
9. 2026-06-08
   days on market $289,990 Active 25 DOM
10. 2026-06-07
    days on market $289,990 Active 24 DOM
11. 2026-06-05
    days on market $289,990 Active 21 DOM
12. 2026-06-03
    days on market $289,990 Active 20 DOM
13. 2026-06-02
    days on market $289,990 Active 19 DOM
14. 2026-06-01
    days on market $289,990 Active 18 DOM
15. 2026-05-31
    days on market $289,990 Active 17 DOM
16. 2026-05-30
    days on market $289,990 Active 16 DOM
17. 2026-05-14
    historical
18. 2026-05-14
    listed $289,990 Active
19. 2026-05-13
    price $289,990
20. 2026-05-13
    price $289,990
21. 2026-04-29
    price $294,990
22. 2026-04-29
    price $294,990
23. 2026-02-18
    listed $299,990 Active
24. 2026-01-08
    price $299,990
25. 2025-12-18
    price $289,990
26. 2025-12-06
    price $299,990
27. 2025-11-20
    price $289,990
28. 2025-10-31
    listed $299,990 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: $854 · $71/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,524/yr (+$127/mo · 178.5%)

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

Taxation est. · year 1

• Rental income: $26,720
• − Mortgage interest: −$16,244
• − Property taxes: −$854
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$600
• − Depreciation: −$8,436
• Taxable loss: −$5,139
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $1,190/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: Harnett County · 125,715 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 21,419
• Household income: $66,746
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 642.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 14% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -33.35%
• Current HPI: 198.2885
• 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

-3.3% since first listed

12 events — show timeline

• 2026-05-14 Listed $289,990 TMLS
• 2026-05-14 Listing Removed — TMLS
• 2026-05-13 Price Changed $289,990 Hive MLS
• 2026-05-13 Price Changed $289,990 TMLS
• 2026-04-29 Price Changed $294,990 Hive MLS
• 2026-04-29 Price Changed $294,990 TMLS
• 2026-02-18 Listed $299,990 Hive MLS
• 2026-01-08 Price Changed $299,990 TMLS
• 2025-12-18 Price Changed $289,990 TMLS
• 2025-12-06 Price Changed $299,990 TMLS
• 2025-11-20 Price Changed $289,990 TMLS
• 2025-10-31 Listed $299,990 TMLS

Property tax history

+1226.0%/yr

Latest (2025): $854 · +1226.0% YoY. Source: county tax records.