WALDEN Plan · Lillington, NC 27526

$334,990

4 bd · 3.0 ba · 2,057 sqft · SingleFamily · 117 Days on market

Excellent condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Walden is a two-story home featured at The Grove at Matthews Landing in Fuquay-Varina, NC. Offering approximately 2,057 square feet, this thoughtfully designed floorplan features 4-5 bedrooms, 3 bathrooms, and a 2-car garage. The first floor is centered around open-concept living, seamlessly connecting the kitchen, dining area, and family room to create a comfortable and functional space. The kitchen features quartz countertops, shaker-style cabinetry, stainless steel appliances, a ceramic tile backsplash, and a spacious island that provides additional seating and workspace. A first-floor bedroom and full bathroom provide flexible space for guests, a home office, or multi-purpose use.

Key facts

• Dog park
• Open spaces
• Clubhouse

Tags

• COMMUNITY POOL
• CLUBHOUSE
• PLAYGROUND
• SPORTS COURTS
• DOG PARK
• OPEN SPACES

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $367,645.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-746 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (32.2% below list).
• Recommended offer: $227k (32.2% below list) — sets the bar for 1% rule.

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: Lafayette Elementary (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 625 students, 39% 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 at 53% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1690 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 117 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,150 (32.2% 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 117 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.70%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $367,645
• List price: $334,990
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Harnett Central Rd	0.14mi	3/2.0 (-1)	2,014 (-2%)	2mo	$499,000	$248	80
123 Chapel St	0.24mi	3/2.5 (-1)	2,148 (+4%)	2mo	$306,860	$143	73
258 Chapel St	0.28mi	3/2.5 (-1)	2,148 (+4%)	2mo	$321,000	$149	71
216 Chapel St	0.26mi	3/2.5 (-1)	2,148 (+4%)	4mo	$326,690	$152	70
284 Chapel St	0.31mi	3/2.5 (-1)	2,148 (+4%)	3mo	$326,500	$152	69
18 Global Ave	0.11mi	4/2.0	1,764 (-14%)	3mo	$348,440	$198	65
368 Providence Creek Dr	0.51mi	3/2.5 (-1)	2,006 (-2%)	3mo	$354,000	$176	63
340 Providence Creek Dr	0.48mi	3/2.5 (-1)	1,887 (-8%)	3mo	$365,000	$193	54
228 Chapel St	0.27mi	3/2.5 (-1)	1,749 (-15%)	2mo	$307,990	$176	54
264 Chapel St	0.29mi	3/2.5 (-1)	1,749 (-15%)	1mo	$304,990	$174	54
319 Providence Creek Dr	0.48mi	3/2.5 (-1)	1,866 (-9%)	2mo	$342,744	$184	54
278 Chapel St	0.31mi	3/2.5 (-1)	1,749 (-15%)	3mo	$322,990	$185	51

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.04×
• Total profit: $-106,793
• Equity at exit: $54,817

10-year hold

• IRR: -34.8%
• Equity multiple: -0.49×
• Total profit: $-152,924
• Equity at exit: $31,787

Cash invested: $102,941 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 37 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $349,465 ($183/sqft)
• Median days on market: 78 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -2.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1690
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,928
• Tax est. 1.5%: −$460 /mo · $5,515/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-746

Break-even live

Break-even rent $3,216

Max offer price $259,665

Occupancy floor —

Sensitivity live

Price	-10% $-492	-5% $-619	+0% $-746	+5% $-873	+10% $-1,000
Rent	-10% $-926	-5% $-836	+0% $-746	+5% $-657	+10% $-567
Rate	-1.0pp $-561	-0.5pp $-653	base $-746	+0.5pp $-841	+1.0pp $-938

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: $91,911
• Closing costs: $11,029
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Hanging Elm Ln Fuquay Varina, NC	5.0	3.0	2818	$2,400	$0.85	6d	1	0.10mi
135 Moore Creek Dr Fuquay Varina, NC	3.0	3.0	2286	$2,200	$0.96	119d	1	0.16mi
131 River Bank Rd Fuquay Varina, NC	4.0	2.5	1675	$1,995	$1.19	6d	1	0.18mi
166 River Bank Rd Fuquay Varina, NC	3.0	2.5	2100	$1,985	$0.95	6d	1	0.21mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	109d	1	0.23mi
213 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,200	$1.25	5d	1	0.23mi
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,695	$1.20	1d	1	0.29mi
23 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,625	$1.15	6d	1	0.30mi
32 Foxton Pl Angier, NC	3.0	2.5	1742	$1,965	$1.13	0d	1	1.02mi
394 Chedworth Dr Angier, NC	3.0	2.5	1742	$1,985	$1.14	6d	1	1.13mi
389 Chedworth Dr Angier, NC	3.0	2.0	1552	$1,925	$1.24	6d	1	1.14mi
107 Coleshill Rd Angier, NC	3.0	2.5	1800	$1,895	$1.05	6d	1	1.21mi
260 Chedworth Dr Angier, NC	4.0	2.5	2070	$1,949	$0.94	1d	1	1.24mi
265 Royal Meadow Dr Angier, NC	4.0	2.5	1800	$1,830	$1.02	119d	1	1.28mi
225 Thomas Gage Dr Fuquay Varina, NC	4.0	2.0	2400	$2,450	$1.02	119d	1	1.28mi
379 Hunting Wood Dr Angier, NC	4.0	2.5	2200	$1,995	$0.91	6d	1	1.34mi
124 Lahinch Dr Fuquay Varina, NC	4.0	2.5	2380	$2,400	$1.01	119d	1	1.37mi
231 Day Farm Dr Lillington, NC	5.0	3.0	2541	$2,500	$0.98	119d	1	1.41mi
39 Virgo Dr Angier, NC	4.0	2.5	1658	$2,100	$1.27	6d	1	1.48mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	119d	1	1.50mi

Property features AI

Finance

• Other: Inventory type: Plan
• Financial info: List price $334,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: WALDEN plan (new construction)Located in Fuquay Varina, NC
• Construction: New construction (Plan)
• Exterior features: Living area of 2,057 (per plan)

Interior

• Kitchen: Standard kitchen included with the WALDEN plan
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan-built home)

Listing history 50 events

1. 2026-09-24
   days on market $334,990 Active 117 DOM
2. 2026-09-23
   days on market $334,990 Active 116 DOM
3. 2026-09-22
   days on market $334,990 Active 115 DOM
4. 2026-09-21
   days on market $334,990 Active 114 DOM
5. 2026-09-20
   days on market $334,990 Active 113 DOM
6. 2026-09-19
   days on market $334,990 Active 112 DOM
7. 2026-09-18
   days on market $334,990 Active 111 DOM
8. 2026-09-17
   days on market $334,990 Active 110 DOM
9. 2026-09-16
   days on market $334,990 Active 109 DOM
10. 2026-09-15
    days on market $334,990 Active 108 DOM
11. 2026-09-14
    days on market $334,990 Active 107 DOM
12. 2026-09-13
    days on market $334,990 Active 106 DOM
13. 2026-09-13
    days on market $334,990 Active 105 DOM
14. 2026-09-11
    days on market $334,990 Active 104 DOM
15. 2026-09-05
    days on market $334,990 Active 98 DOM
16. 2026-09-04
    days on market $334,990 Active 97 DOM
17. 2026-09-03
    days on market $334,990 Active 96 DOM
18. 2026-08-31
    days on market $334,990 Active 93 DOM
19. 2026-08-29
    days on market $334,990 Active 91 DOM
20. 2026-08-28
    days on market $334,990 Active 90 DOM
21. 2026-08-27
    days on market $334,990 Active 89 DOM
22. 2026-08-26
    days on market $334,990 Active 88 DOM
23. 2026-08-25
    days on market $334,990 Active 87 DOM
24. 2026-08-24
    days on market $334,990 Active 86 DOM
25. 2026-08-23
    days on market $334,990 Active 85 DOM
26. 2026-08-22
    days on market $334,990 Active 84 DOM
27. 2026-08-21
    days on market $334,990 Active 83 DOM
28. 2026-08-20
    days on market $334,990 Active 82 DOM
29. 2026-08-19
    days on market $334,990 Active 81 DOM
30. 2026-08-18
    days on market $334,990 Active 80 DOM
31. 2026-08-16
    days on market $334,990 Active 78 DOM
32. 2026-08-15
    days on market $334,990 Active 77 DOM
33. 2026-08-14
    days on market $334,990 Active 76 DOM
34. 2026-08-13
    days on market $334,990 Active 75 DOM
35. 2026-08-12
    days on market $334,990 Active 74 DOM
36. 2026-08-11
    days on market $334,990 Active 73 DOM
37. 2026-08-10
    days on market $334,990 Active 72 DOM
38. 2026-08-09
    days on market $334,990 Active 71 DOM
39. 2026-08-08
    days on market $334,990 Active 70 DOM
40. 2026-08-07
    days on market $334,990 Active 69 DOM
41. 2026-08-06
    days on market $334,990 Active 68 DOM
42. 2026-08-05
    days on market $334,990 Active 67 DOM
43. 2026-08-04
    days on market $334,990 Active 66 DOM
44. 2026-08-03
    days on market $334,990 Active 65 DOM
45. 2026-07-31
    days on market $334,990 Active 62 DOM
46. 2026-07-29
    days on market $334,990 Active 60 DOM
47. 2026-07-27
    days on market $334,990 Active 58 DOM
48. 2026-07-25
    days on market $334,990 Active 56 DOM
49. 2026-07-23
    days on market $334,990 Active 54 DOM
50. 2026-07-22
    days on market $334,990 Active 53 DOM

ⓘ 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: $27,258
• − Mortgage interest: −$20,594
• − Property taxes: −$5,515
• − Insurance: −$1,838
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$10,695
• Taxable loss: −$15,745
• Est. tax savings @ 24.0%: +$3,779
• After-tax cash flow: $-5,176/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and add value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Lafayette Elementary D NC #417/1,410 Nat'l #12,785/41,679 Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett Central High D- NC #334/535 Nat'l #6,330/17,239

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

B Composite livability gradescore 71/100

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: Wake County · 153,758 people
• City population: 21,419
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Inventory type: Plan
• Financial info: List price $334,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: WALDEN plan (new construction)Located in Fuquay Varina, NC
• Construction: New construction (Plan)
• Exterior features: Living area of 2,057 (per plan)

Interior

• Kitchen: Standard kitchen included with the WALDEN plan
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan-built home)