75 Kellam Dr · Anderson Creek, NC 27546

$179,900

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 27 Days on market

Built 1995 0.47 ac lot

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bathroom double-wide with spacious lot. Vinyl floors, working fireplace, spacious walk-in closet in master bedroom suite. Producing fruit bushes and apple tree. Property is completely fenced in and storage building is included. Sold as-is.

Key facts

• Open floor plan
• Large lot
• Renovated in 2021

Tags

• LARGE LOT
• OPEN FLOOR PLAN
• STONE FIREPLACE
• BUTCHER BLOCK COUNTERTOPS
• GRANITE COUNTERTOPS
• RENOVATED IN 2021

Property features AI

Finance

• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured double-wide home; One-level; Permanent foundation; Shingle roof
• Construction: Vinyl siding
• Exterior features: Patio; Porch; Fenced yard (full, chain link); Yard storage / shed(s)

Interior

• Kitchen: Refrigerator; Granite counters
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Window air conditioning units
• Interior features: Bathtub/shower combination; Ceiling fans; Granite counters; Electric fireplace in the family room
• Laundry & utility: Washer and dryer included; Laundry located in kitchen and separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Anderson Creek — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Western Harnett Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 820 students, 57% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 35% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Harnett County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 829 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $124k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% 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. 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.
3. 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.
4. 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: 1.00% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.3

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,282
• Equity at exit: $26,824

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $19,483
• Equity at exit: $15,554

Cash invested: $50,372 (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: 829
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $329

Break-even live

Break-even rent $1,386

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Gallery Dr Spring Lake, NC	2.0–3.0	2.0	1476	$1,600	$1.08	23d	2	1.24mi
321 Gallery Dr #202 Spring Lake, NC	2.0	2.0	1400	$1,575	$1.12	23d	1	1.26mi

Listing history 41 events

1. 2026-06-18
   days on market $179,900 Active 27 DOM
2. 2026-06-17
   days on market $179,900 Active 26 DOM
3. 2026-06-16
   days on market $179,900 Active 25 DOM
4. 2026-06-15
   days on market $179,900 Active 24 DOM
5. 2026-06-14
   days on market $179,900 Active 22 DOM
6. 2026-06-10
   days on market $179,900 Active 19 DOM
7. 2026-06-09
   days on market $179,900 Active 18 DOM
8. 2026-06-08
   days on market $179,900 Active 17 DOM
9. 2026-06-07
   days on market $179,900 Active 16 DOM
10. 2026-06-05
    pricedays on market $179,900 Active 13 DOM
11. 2026-06-03
    days on market $185,000 Active 12 DOM
12. 2026-06-02
    days on market $185,000 Active 11 DOM
13. 2026-06-01
    days on market $185,000 Active 10 DOM
14. 2026-05-31
    days on market $185,000 Active 9 DOM
15. 2026-05-30
    days on market $185,000 Active 8 DOM
16. 2026-05-22
    listed $185,000 Active
17. 2026-05-12
    listed $200,000 Active 252-char remark

    Show marketing remark (252 chars)

    3 bedroom, 2 bathroom double-wide with spacious lot. Vinyl floors, working fireplace, spacious walk-in closet in master bedroom suite. Producing fruit bushes and apple tree. Property is completely fenced in and storage building is included. Sold as-is.

18. 2021-05-12
    soldstatus $124,000 Closed 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

19. 2021-05-12
    soldstatus $124,000 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

20. 2021-05-12
    soldstatus $124,000

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

21. 2021-04-08
    historical Contingent 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

22. 2021-04-06
    price $124,000 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

23. 2021-03-16
    listed $124,900 Active 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

24. 2021-03-16
    listed $124,000 505-char remark

    Show marketing remark (505 chars)

    All Redone and Beautiful! Move in Ready! All new paint, new flooring throughout, completely redone bathrooms and custom butcher block counter tops in the kitchen. Nice size lot with lots of parking! Three bedrooms and two full bathrooms! Open floorplan! The master bath is all redone with a granite vanity and they guest bath has a custom handmade antique piece that was converted into a vanity. (Bathroom mirrors after the photos were taken. ) Lovely stone fireplace! Close to the Base and Fuquay Varina!

25. 2020-12-12
    status Pending
26. 2020-12-12
    historical
27. 2020-12-11
    soldstatus $55,000 Closed
28. 2020-12-11
    soldstatus $55,000
29. 2020-12-11
    soldstatus $55,000
30. 2020-12-11
    soldstatus $55,000
31. 2020-11-28
    status Pending
32. 2020-11-22
    price $65,000
33. 2020-11-19
    listed $70,000 Active
34. 2020-11-19
    listed $65,000
35. 2020-11-05
    listed $65,000
36. 2014-05-15
    soldstatus $47,000
37. 2014-05-14
    soldstatus $47,000
38. 2014-02-05
    listed $49,990
39. 2014-02-04
    historical
40. 2013-05-28
    listed $49,990
41. 2007-03-01
    soldstatus $49,000

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$557/yr (+$46/mo · 60.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $21,623
• − Mortgage interest: −$10,077
• − Property taxes: −$918
• − Insurance: −$900
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,233
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,696/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 — Anderson Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harnett County · 125,715 people
• City population: 24,158
• 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

+277.6% since first listed

26 events — show timeline

• 2026-05-22 Listed $185,000 TMLS
• 2026-05-12 Listed $200,000 FSBO.com
• 2021-05-12 Sold (Public Records) $124,000 Public Records
• 2021-05-12 Sold (MLS) $124,000 AMLSNC
• 2021-05-12 Sold (MLS) $124,000 TMLS
• 2021-04-08 Contingent — TMLS
• 2021-04-06 Price Changed $124,000 TMLS
• 2021-03-16 Listed $124,000 AMLSNC
• 2021-03-16 Listed $124,900 TMLS
• 2020-12-12 Pending — TMLS
• 2020-12-12 Listing Removed — TMLS
• 2020-12-11 Sold (Public Records) $55,000 Public Records
• 2020-12-11 Sold (MLS) $55,000 AMLSNC
• 2020-12-11 Sold (MLS) $55,000 LPRMLS
• 2020-12-11 Sold (MLS) $55,000 TMLS
• 2020-11-28 Pending — TMLS
• 2020-11-22 Price Changed $65,000 TMLS
• 2020-11-19 Listed $65,000 AMLSNC
• 2020-11-19 Listed $70,000 TMLS
• 2020-11-05 Listed $65,000 LPRMLS
• 2014-05-15 Sold (Public Records) $47,000 Public Records
• 2014-05-14 Sold (MLS) $47,000 LPRMLS
• 2014-02-05 Listed $49,990 LPRMLS
• 2014-02-04 Listing Removed — TMLS
• 2013-05-28 Listed $49,990 TMLS
• 2007-03-01 Sold (Public Records) $49,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $918 · +0.0% YoY. Source: county tax records.