6725 Wimberly Rd · Angier, NC 27592

$175,000

2 bd · 1.5 ba · 1,486 sqft · SingleFamily public records · 2 Days on market

Built 1964 1.12 ac lot Est $315k · 44% under

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Why this score? — see what drove the B- 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic fixer-upper opportunity in Wake County, just minutes from downtown Angier! This brick ranch home sits on a private 1.12-acre lot with peaceful pond views and offers excellent bones for your dream renovation. Sold as-is, this blank slate is ready for you to add your own personal touches and create the perfect country retreat while still being close to shopping, dining, and everyday conveniences. The home features 8-foot ceilings, recessed lighting and a ceiling fan in the living room, plus a ceiling fan in the breakfast area. The kitchen includes wood floors, a farmhouse sink, peninsula island, electric cooktop, and range hood vented to the exterior. Both bedrooms are generously si

Key facts

• 1.12 acre lot
• Garage
• Built 1964

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage with 1 car space; Garage door opener; Garage faces side
• Utilities: Public water; Septic tank sewer
• Home design: Single-story house; Site-built structure
• Construction: Brick construction; Block and brick/mortar foundation; Shingle roof; Built as site-built house
• Exterior features: 1.12-acre lot; Publicly maintained paved/asphalt road access; Zoned R-30

Interior

• Kitchen: Electric cooktop; Wall oven; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Heat pump cooling
• Interior features: Dishwasher; Electric cooktop; Exhaust fan; Refrigerator; Wall oven
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.8% 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.
• Wake County Schools (suburban): math 52% / reading 60% proficiency, ranked #35 of 178 in NC (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Willow Springs Elementary (math 69% / reading 65%, grade B+, #120 of 1,410 statewide, top 9%, 656 students, 33% FRL); Herbert Akins Road Middle (827 students, 31% FRL); Willow Spring High (1,477 students, 30% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 249 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 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 $5k of value loss. Plan a longer hold.
• Wake County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $175,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $315,032
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 Lipscomb Rd	0.25mi	3/2.0 (+1)	1,620 (+9%)	16mo	$343,500	$212	53
287 Landmark Dr	0.70mi	3/2.5 (+1)	1,386 (-7%)	21mo	$287,500	$207	30

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,894
• Equity at exit: $26,093

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $25,840
• Equity at exit: $15,131

Cash invested: $49,000 (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 27592

• Home prices YoY: -17.9%
• Active inventory: 249
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $369

Break-even live

Break-even rent $1,391

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Hank Way Angier, NC	3.0	2.5	1620	$1,850	$1.14	23d	1	1.37mi
256 Hank Way Angier, NC	3.0	2.5	1616	$1,875	$1.16	4d	1	1.38mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	13d	1	1.39mi
1508 Willow Downs Cir Willow Spring, NC	3.0	2.0	1560	$1,800	$1.15	23d	1	1.50mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   listed $175,000 Active

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$136/yr (+$11/mo · 10.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,298
• − Mortgage interest: −$9,803
• − Property taxes: −$1,299
• − Insurance: −$875
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$5,091
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $4,029/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: Wake County Schools
• NCES district ID: 3704720
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $67,509
• Composite: 49.41/100
• National rank: #2010
• State rank: #35 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

• County: Johnston County · 175,441 people
• City population: 24,806
• Metro: Raleigh-Cary, NC
• Population (ZIP): 21,114
• Household income: $104,252
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 84.0

Population outlook (Wake County) Hauer SSP2

• Today (2025): 1,293,152 people
• By 2030: 1,428,223 · +10.4%
• By 2040: 1,698,188 · +31.3%
• By 2050: 1,955,807 · +51.2%
• By 2075: 2,520,273 · +94.9%
• By 2100: 2,893,335 · +123.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 6%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 5% Serbian 2% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 2%

Political lean MEDSL · Wake

• 2024 margin: Strong D (+25.5) · D 61.9% · R 36.4% · Other 1.7%
• 2008→2024 swing: +11.1pp toward D · 2008: 14.4pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+26.4 2016: D+20.5 2012: D+10.2 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.54%
• Current HPI: 254.0078
• Rent YoY: —
• Metro: Raleigh-Cary, 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

2 events — show timeline

• 2026-05-09 Pending — TMLS
• 2026-05-07 Listed $175,000 TMLS

Property tax history

+3.3%/yr

Latest (2025): $1,299 · +2.9% YoY. Source: county tax records.