156 Countryside Dr · Pinebluff, NC 28315

$145,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 48 Days on market

Built 1986 0.66 ac lot Est $254k · 43% under

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Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time home buyers and investors: Don't miss the opportunity to see this turn-key home nestled on a large, pristine, fenced in yard in Aberdeen. This 3 bed/ 2 bath home has updated flooring throughout (NO carpet), hardie plank exterior, new water heater and roof, and fresh paint. Schedule a showing and see the possibilities for yourself.

Key facts

• Cement board siding
• Storage shed
• Community water

Tags

• CEMENT BOARD SIDING
• FULLY FENCED YARD
• STORAGE SHED
• COMMUNITY WATER
• PRIVATE SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#219 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Aberdeen Elementary (math 24% / reading 34%, grade F, #1,007 of 1,410 statewide, top 72%, 629 students, 73% FRL); Southern Middle (math 30% / reading 41%, grade F, #279 of 475 statewide, top 60%, 576 students, 53% FRL); Pinecrest High (math 66% / reading 72%, grade B, #131 of 535 statewide, top 25%, 2,221 students, 34% FRL).
• Market conditions: Rents falling (-3.1%/yr); 331 active listings in the ZIP; solid renter incomes; 941 units permitted in Moore County in 2024 (0 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.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $53k; list at $145k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $254,150
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Pinebluff Lake Rd	0.23mi	3/1.5	1,019 (-11%)	20mo	$225,000	$221	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,479
• Equity at exit: $21,620

10-year hold

• IRR: 4.5%
• Equity multiple: 1.28×
• Total profit: $11,463
• Equity at exit: $12,537

Cash invested: $40,600 (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 28315

• Home prices YoY: -31.4%
• Rents YoY: -3.1%
• Active inventory: 331
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $412

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 72%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $145,000 Active 48 DOM
2. 2026-06-18
   days on market $145,000 Active 47 DOM
3. 2026-06-17
   days on market $145,000 Active 46 DOM
4. 2026-06-16
   days on market $145,000 Active 45 DOM
5. 2026-06-15
   days on market $145,000 Active 44 DOM
6. 2026-06-14
   days on market $145,000 Active 42 DOM
7. 2026-06-13
   days on market $145,000 Active 41 DOM
8. 2026-06-10
   days on market $145,000 Active 39 DOM
9. 2026-06-09
   days on market $145,000 Active 38 DOM
10. 2026-06-09
    price $145,000 Active 37 DOM
11. 2026-06-08
    days on market $149,000 Active 37 DOM
12. 2026-06-07
    days on market $149,000 Active 36 DOM
13. 2026-06-05
    days on market $149,000 Active 33 DOM
14. 2026-06-02
    days on market $149,000 Active 31 DOM
15. 2026-06-01
    days on market $149,000 Active 30 DOM
16. 2026-05-31
    days on market $149,000 Active 29 DOM
17. 2026-05-30
    days on market $149,000 Active 28 DOM
18. 2026-05-22
    price $149,000
19. 2026-05-02
    listed $150,000 Active
20. 2020-03-26
    soldstatus $53,150 343-char remark

    Show marketing remark (343 chars)

    First time home buyers and investors: Don't miss the opportunity to see this turn-key home nestled on a large, pristine, fenced in yard in Aberdeen. This 3 bed/ 2 bath home has updated flooring throughout (NO carpet), hardie plank exterior, new water heater and roof, and fresh paint. Schedule a showing and see the possibilities for yourself.

21. 2020-03-26
    soldstatus $53,500

    Show marketing remark (343 chars)

    First time home buyers and investors: Don't miss the opportunity to see this turn-key home nestled on a large, pristine, fenced in yard in Aberdeen. This 3 bed/ 2 bath home has updated flooring throughout (NO carpet), hardie plank exterior, new water heater and roof, and fresh paint. Schedule a showing and see the possibilities for yourself.

22. 2020-01-10
    listed $64,500 343-char remark

    Show marketing remark (343 chars)

    First time home buyers and investors: Don't miss the opportunity to see this turn-key home nestled on a large, pristine, fenced in yard in Aberdeen. This 3 bed/ 2 bath home has updated flooring throughout (NO carpet), hardie plank exterior, new water heater and roof, and fresh paint. Schedule a showing and see the possibilities for yourself.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,478
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,218
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,271/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Pinebluff

• Score: 67/100
• State rank: #219
• US rank: #10425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Moore County · 75,247 people
• Metro: Pinehurst-Southern Pines, NC
• Population (ZIP): 14,084
• Household income: $77,418
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 132.0

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 6% Hispanic / Latino 3% Asian 3% Native American 2%
• Common ancestry: Slovak 4% Romanian 3% Iranian 3%
• Foreign-born: 5% · Vietnam, Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.02%
• Current HPI: 197.0027
• Rent YoY: ▼ -3.10%
• Metro: Pinehurst-Southern Pines, 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

+131.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $149,000 Hive MLS
• 2026-05-02 Listed $150,000 Hive MLS
• 2020-03-26 Sold (Public Records) $53,500 Public Records
• 2020-03-26 Sold (MLS) $53,150 Hive MLS
• 2020-01-10 Listed $64,500 Hive MLS

Property tax history

+2.1%/yr

Latest (2024): $234 · -4.4% YoY. Source: county tax records.