140 Rollingwood Dr · Dunn, NC 28334

$145,000

2 bd · 1.0 ba · 948 sqft · Townhouse public records · 10 Days on market

Built 1990 4,791 sqft lot Est $132k · 10% over

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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 +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* MOTIVATED SELLER * Desirable end-unit townhome featuring a 1-car garage and additional parking pad for added convenience. The thoughtfully designed layout includes a well-appointed kitchen with breakfast nook and a comfortable living area ideal for both relaxing and entertaining. Enjoy outdoor living on the private patio--perfect for grilling and 2 sheds for extra storage. Recently updated with fresh paint and new carpet throughout. Move-in ready! Perfect for the 1st time homebuyer or investor!

Key facts

• Extra storage
• Recently updated
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• WELL-APPOINTED KITCHEN
• PRIVATE PATIO
• EXTRA STORAGE
• RECENTLY UPDATED

Property features AI

Finance

• Other: Zoning: RM; Lot size approximately 0.11 acre; Road frontage on a paved, publicly maintained city street
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Driveway and parking pad; 4 open parking spaces (total 5 parking spaces); Garage faces front; Concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Townhouse (end unit); One story
• Construction: Brick veneer and vinyl siding exterior; Shingle roof; Slab foundation; Site built; Built as a townhouse
• Exterior features: Patio; Back yard with fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Range hood
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Electric heating; Central cooling with heat pump; Ceiling fans for additional cooling
• Interior features: Bathtub/shower combination; Ceiling fans; Crown molding; Eat-in kitchen; Entrance foyer; Laminate counters; Level flooring; Primary bedroom on the main level
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $7 ($85/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 $121k (16.2% below list).
• Recommended offer: $121k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Dunn — 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 (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Dunn Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 799 students, 99% FRL); Dunn Middle (math 12% / reading 29%, grade F, #427 of 475 statewide, top 90%, 412 students, 99% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL) — zoned schools average 87% FRL vs 51% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $48k; list at $145k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $121,471 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $131,772
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Rollingwood Dr	0.00mi	2/1.0	1,046 (+10%)	0mo	$145,000	$139	83

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,058
• Equity at exit: $21,620

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-19,547
• 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 28334

• Home prices YoY: -13.2%
• Active inventory: 341
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $7

Break-even live

Break-even rent $1,206

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $48	+0% $7	+5% $-34	+10% $-75
Rent	-10% $-89	-5% $-41	+0% $7	+5% $55	+10% $103
Rate	-1.0pp $80	-0.5pp $44	base $7	+0.5pp $-30	+1.0pp $-69

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Webster Dr Dunn, NC	1.0–3.0	1.0–1.5	900	$1,175	$1.31	14d	1	0.22mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	15d	1	0.79mi
606 N King Ave Dunn, NC	2.0	1.0	656	$995	$1.52	25d	1	0.99mi
409 E Cole St Dunn, NC	1.0	1.0	616	$900	$1.46	15d	1	1.08mi

Listing history 12 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   listed $145,000 Active
3. 2026-03-16
   status Active
4. 2026-02-26
   status Pending
5. 2026-02-26
   historical
6. 2026-01-12
   price $159,000
7. 2026-01-05
   status Active
8. 2025-12-28
   status Pending
9. 2025-12-02
   listed $165,000 Active
10. 2018-09-21
    soldstatus $48,000
11. 2018-07-30
    historical
12. 2018-04-03
    listed $89,500

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/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 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $14,577
• − Mortgage interest: −$8,122
• − Property taxes: −$1,581
• − Insurance: −$725
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,218
• Taxable loss: −$2,402
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $661/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• 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

+62.0% since first listed

12 events — show timeline

• 2026-05-14 Pending — TMLS
• 2026-05-04 Listed $145,000 TMLS
• 2026-03-16 Relisted — TMLS
• 2026-02-26 Pending — TMLS
• 2026-02-26 Listing Removed — TMLS
• 2026-01-12 Price Changed $159,000 TMLS
• 2026-01-05 Relisted — TMLS
• 2025-12-28 Pending — TMLS
• 2025-12-02 Listed $165,000 TMLS
• 2018-09-21 Sold (Public Records) $48,000 Public Records
• 2018-07-30 Listing Removed — TMLS
• 2018-04-03 Listed $89,500 TMLS

Property tax history

+9.3%/yr

Latest (2025): $1,581 · +2.6% YoY. Source: county tax records.