6331 Sandy Creek Rd · Stedman, NC 28391

$200,000

3 bd · 3.0 ba · 1,728 sqft · Manufactured public records · 101 Days on market

Built 1995 0.86 ac lot Est $164k · 22% 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 +18.3/30.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Opportunity knocks on nearly an acre of peaceful country land! This 3-bedroom, 2-bath home offers a functional layout with comfortable living spaces and solid bones, ready for your personal touch. The spacious family room is a natural gathering spot, anchored by a wood-trimmed fireplace with glass doors and a ceiling fan overhead. The open pass-through connects the kitchen to the living area, keeping the space bright and connected. The kitchen features an abundance of oak cabinetry, dark countertops, a rolling island for extra prep space, and a breakfast area that flows naturally from the kitchen. The primary suite offers two windows for natural light, a walk-in closet, dual vanity sinks, a

Key facts

• Corner garden tub
• Rolling island
• Walk in closet

Tags

• WOOD TRIMMED FIREPLACE
• ROLLING ISLAND
• BREAKFAST AREA
• WALK IN CLOSET
• DUAL VANITY SINKS
• CORNER GARDEN TUB

Property features AI

Exterior

• Parking: Detached carport; 1 covered parking space; 1 carport space
• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Manufactured home; Residential property; Zoned RR (Rural Residential)
• Construction: Vinyl siding
• Exterior features: Cleared lot; Storage

Interior

• Bedrooms: 6 total rooms (bedrooms included in room count)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace; Fireplace features: Other
• Interior features: Double vanity; Walk-in closet(s); Crawl space basement; Storage
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $183k (8.7% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.3% in Stedman — 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 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 33 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $200k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $164,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6351 Sandy Creek Rd	0.04mi	3/2.0	1,512 (-12%)	14mo	$143,000	$95	62
6241 Bethany Dr	0.12mi	3/2.0	1,496 (-13%)	23mo	$124,000	$83	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $120,517
• Equity at exit: $180,176

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $345,653
• Equity at exit: $388,556

Cash invested: $56,000 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 33
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $183

Break-even live

Break-even rent $1,594

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 101 DOM
2. 2026-06-17
   days on market $200,000 Active 100 DOM
3. 2026-06-16
   days on market $200,000 Active 99 DOM
4. 2026-06-15
   days on market $200,000 Active 98 DOM
5. 2026-06-14
   days on market $200,000 Active 96 DOM
6. 2026-06-13
   days on market $200,000 Active 95 DOM
7. 2026-06-10
   days on market $200,000 Active 93 DOM
8. 2026-06-09
   days on market $200,000 Active 92 DOM
9. 2026-06-08
   days on market $200,000 Active 91 DOM
10. 2026-06-07
    days on market $200,000 Active 90 DOM
11. 2026-06-03
    days on market $200,000 Active 86 DOM
12. 2026-06-02
    days on market $200,000 Active 85 DOM
13. 2026-06-01
    days on market $200,000 Active 84 DOM
14. 2026-05-31
    days on market $200,000 Active 83 DOM
15. 2026-05-30
    days on market $200,000 Active 82 DOM
16. 2026-03-09
    listed $200,000 Active
17. 1995-07-21
    soldstatus $69,500

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$118/yr (+$10/mo · 7.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,900
• − Mortgage interest: −$11,203
• − Property taxes: −$1,522
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,818
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,468/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.06%
• Current HPI: 331.7099
• Rent YoY: —
• Metro: —
• 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

+187.8% since first listed

2 events — show timeline

• 2026-03-09 Listed $200,000 LPRMLS
• 1995-07-21 Sold (Public Records) $69,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,522 · +69.9% YoY. Source: county tax records.