21 Red Clover Dr · Angier, NC 27501

$244,025

4 bd · 2.5 ba · 1,554 sqft · Land · 117 Days on market

Built 2025 2,178 sqft lot $153/mo HOA · 7% of rent ↓ 5% 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 +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RED TAG Sales Event Home! Welcome to 21 Red Clover Drive at The Townes at Honeycutt Oaks located in Angier, NC! The Mitchell features 4 bedrooms, 3 bathrooms, 1,554 sq. ft. of living space, and a 1-car front-load garage. As you enter through the front door, you're greeted by an inviting foyer that leads you past the powder room and staircase and on your right, then into the open-concept kitchen, living, and dining areas. The kitchen boasts shaker-style cabinets, quartz countertops, and stainless-steel appliances, making it perfect simultaneous meal prep, cooking, and entertaining. The living and dining area is overlooked by the kitchen, keeping you close to the action. Relax and unwind o

Key facts

• Quartz countertops
• Open-concept kitchen
• 5 walk-in shower

Tags

• OPEN-CONCEPT KITCHEN
• SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• BACK PATIO
• 5 WALK-IN SHOWER

Property features AI

Finance

• Other: Roads are publicly maintained with a road maintenance agreement
• HOA & community: Association (monthly fee) with grounds maintenance included; Association amenities: pool, cabana, maintenance of grounds; Community features include pool, sidewalks, and street lights

Exterior

• Parking: Attached garage with garage door opener; Concrete driveway; 1 covered garage space plus 1 open parking space (2 total parking spaces); Garage faces front
• Security: Smart locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Townhouse (site built); Two levels; New construction; 2+ common walls; no one above or below
• Construction: Vinyl siding; Architectural shingle roof; Permanent slab foundation; Built by D.R. Horton
• Exterior features: Patio; Community in-ground outdoor pool and cabana; Community sidewalks and street lights; Lighting and rain gutters; Smart lighting and smart locks; Grassed vegetation

Interior

• Kitchen: Dishwasher; Free-standing gas range; Self-cleaning oven; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Electric cooling; Smart thermostat
• Interior features: Open floorplan with living/dining room combination; Eat-in kitchen with island and pantry; Quartz countertops; Double vanity and separate shower; bathtub/shower combination; Walk-in shower; Smooth ceilings; Storage; Smart home features including smart thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet located in hall on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $244k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (13.6% below list).
• Recommended offer: $211k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.9% in Angier — 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 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, 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: Rents rising (+1.5%/yr); 657 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($73k/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 $7k 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 ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,767 (13.6% 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 14% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-53,717
• Equity at exit: $36,385

10-year hold

• IRR: -22.8%
• Equity multiple: -0.07×
• Total profit: $-73,280
• Equity at exit: $21,099

Cash invested: $68,327 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 657
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$153
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-174

Break-even live

Break-even rent $2,328

Max offer price $218,797

Occupancy floor —

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: $61,006
• Closing costs: $7,321
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Red Clover Dr Unit 1 Angier, NC	4.0	3.0	1554	$1,700	$1.09	23d	1	0.03mi
45 Red Clover Dr Unit 1 Angier, NC	3.0	2.5	1381	$1,750	$1.27	14d	1	0.03mi
24 Red Clover Dr Angier, NC	3.0	2.5	1464	$1,695	$1.16	23d	1	0.06mi
58 Sweet Meadow Rd Angier, NC	4.0	2.5	1551	$1,795	$1.16	23d	1	0.14mi
191 Kings Way Angier, NC	3.0	2.5	1946	$1,830	$0.94	14d	1	0.32mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	14d	1	1.07mi
25 North St Angier, NC	3.0	2.0	1212	$1,750	$1.44	23d	1	1.12mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	23d	1	1.19mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	14d	1	1.38mi

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-04-08
   price $244,025
3. 2026-02-26
   price $246,490
4. 2026-02-03
   price $249,490
5. 2025-12-18
   listed $256,490 Active

ⓘ 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: $25,292
• − Mortgage interest: −$13,669
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − HOA: −$1,836
• − Depreciation: −$7,099
• Taxable loss: −$6,239
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $-595/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 — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angier, NC
• County: Harnett County · 125,715 people
• City population: 24,806
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 339.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1%

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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• 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

-4.9% since first listed

5 events — show timeline

• 2026-04-14 Pending — TMLS
• 2026-04-08 Price Changed $244,025 TMLS
• 2026-02-26 Price Changed $246,490 TMLS
• 2026-02-03 Price Changed $249,490 TMLS
• 2025-12-18 Listed $256,490 TMLS