The Coleman Plan · Vass, NC 28394

$303,990

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 99 Days on market

Good condition

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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
• Schools +5.4/10.0
• Cash flow +4.6/30.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Kitchen

Tags

• COVERED FRONT PORCH
• DINING ROOM
• FAMILY ROOM
• BREAKFAST NOOK
• KITCHEN
• OWNER'S SUITE

🏗️ New construction. The $303,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $443,941.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $304k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (18.8% below list).
• Recommended offer: $247k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 4.1% in Vass — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 57/100 on livability (#593 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vass-Lakeview Elementary (math 57% / reading 51%, grade C, #328 of 1,410 statewide, top 24%, 460 students, 42% FRL); Crain'S Creek Middle (math 37% / reading 47%, grade D-, #199 of 475 statewide, top 43%, 592 students, 51% FRL); Union Pines High (math 63% / reading 70%, grade B, #150 of 535 statewide, top 28%, 1,438 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 258 active listings in the ZIP; solid renter incomes; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,809 (18.8% 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 99 days. Have you received any prior offers? Is the seller open to a 19% 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.56% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $443,941
• List price: $303,990
• Delta: -31.52%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Lone Pine Rd	0.37mi	3/2.0 (-1)	1,661 (-19%)	2mo	$350,000	$211	49
6 S Allyson Pl	0.63mi	4/2.5	2,345 (+14%)	3mo	$460,000	$196	44
200 Scott Ave	1.04mi	3/2.5 (-1)	1,820 (-11%)	6mo	$350,000	$192	36
3 Cordelia Way	0.69mi	4/2.5	2,433 (+18%)	9mo	$410,000	$169	35
108 Woodford Ln	1.11mi	4/3.5	2,443 (+19%)	9mo	$461,000	$189	28
311 Front St	1.08mi	3/2.0 (-1)	1,780 (-13%)	10mo	$364,999	$205	28
206 Forester Dr	1.12mi	4/3.5	2,349 (+14%)	11mo	$422,817	$180	28
232 Forester Dr	0.99mi	4/4.0	2,349 (+14%)	15mo	$436,000	$186	22
236 Forester Dr	0.98mi	4/3.5	2,415 (+18%)	18mo	$449,700	$186	21

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: -35.9%
• Equity multiple: -0.15×
• Total profit: $-143,118
• Equity at exit: $66,193

10-year hold

• IRR: -49.0%
• Equity multiple: -0.74×
• Total profit: $-216,178
• Equity at exit: $38,384

Cash invested: $124,304 (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: 12 active · 2 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $320,990 ($164/sqft)
• Median days on market: 96 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +31.9% above current asking $/sqft

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

ZIP-level market 28394

• Active inventory: 258
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$2,328
• Tax est. 1.5%: −$555 /mo · $6,659/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-1,118

Break-even live

Break-even rent $3,884

Max offer price $282,138

Occupancy floor —

Sensitivity live

Price	-10% $-811	-5% $-965	+0% $-1,118	+5% $-1,272	+10% $-1,425
Rent	-10% $-1,313	-5% $-1,216	+0% $-1,118	+5% $-1,021	+10% $-923
Rate	-1.0pp $-895	-0.5pp $-1,005	base $-1,118	+0.5pp $-1,233	+1.0pp $-1,350

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: $110,985
• Closing costs: $13,318
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price: 299900

Exterior

• Parking: 2 total parking spaces
• Utilities: Natural gas availableElectric service available
• Home design: The Coleman plan
• Exterior features: Living area of 2053Address: Vass, NC

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Open living area (plan: The Coleman)Plan is new construction (inventory type: Plan)

Listing history 50 events

1. 2026-08-08
   days on market $303,990 Active 99 DOM
2. 2026-08-07
   days on market $303,990 Active 98 DOM
3. 2026-08-06
   days on market $303,990 Active 97 DOM
4. 2026-08-05
   days on market $303,990 Active 96 DOM
5. 2026-08-04
   days on market $303,990 Active 95 DOM
6. 2026-08-03
   days on market $303,990 Active 94 DOM
7. 2026-07-31
   days on market $303,990 Active 91 DOM
8. 2026-07-30
   pricedays on market $303,990 Active 90 DOM
9. 2026-07-29
   days on market $299,900 Active 89 DOM
10. 2026-07-27
    days on market $299,900 Active 87 DOM
11. 2026-07-25
    days on market $299,900 Active 85 DOM
12. 2026-07-24
    days on market $299,900 Active 84 DOM
13. 2026-07-23
    days on market $299,900 Active 83 DOM
14. 2026-07-22
    days on market $299,900 Active 82 DOM
15. 2026-07-21
    days on market $299,900 Active 81 DOM
16. 2026-07-18
    days on market $299,900 Active 78 DOM
17. 2026-07-16
    days on market $299,900 Active 76 DOM
18. 2026-07-16
    days on market $299,900 Active 75 DOM
19. 2026-07-14
    days on market $299,900 Active 74 DOM
20. 2026-07-13
    days on market $299,900 Active 73 DOM
21. 2026-07-12
    days on market $299,900 Active 72 DOM
22. 2026-07-11
    days on market $299,900 Active 71 DOM
23. 2026-07-10
    days on market $299,900 Active 70 DOM
24. 2026-07-09
    days on market $299,900 Active 69 DOM
25. 2026-07-08
    days on market $299,900 Active 68 DOM
26. 2026-07-07
    days on market $299,900 Active 67 DOM
27. 2026-07-06
    days on market $299,900 Active 66 DOM
28. 2026-07-05
    days on market $299,900 Active 65 DOM
29. 2026-07-04
    days on market $299,900 Active 64 DOM
30. 2026-07-03
    days on market $299,900 Active 63 DOM
31. 2026-07-02
    days on market $299,900 Active 62 DOM
32. 2026-07-01
    days on market $299,900 Active 61 DOM
33. 2026-06-30
    days on market $299,900 Active 60 DOM
34. 2026-06-29
    days on market $299,900 Active 59 DOM
35. 2026-06-28
    days on market $299,900 Active 58 DOM
36. 2026-06-28
    days on market $299,900 Active 57 DOM
37. 2026-06-27
    days on market $299,900 Active 56 DOM
38. 2026-06-26
    days on market $299,900 Active 55 DOM
39. 2026-06-23
    days on market $299,900 Active 52 DOM
40. 2026-06-22
    days on market $299,900 Active 51 DOM
41. 2026-06-19
    days on market $299,900 Active 49 DOM
42. 2026-06-18
    days on market $299,900 Active 48 DOM
43. 2026-06-17
    days on market $299,900 Active 47 DOM
44. 2026-06-16
    days on market $299,900 Active 46 DOM
45. 2026-06-15
    days on market $299,900 Active 45 DOM
46. 2026-06-14
    days on market $299,900 Active 43 DOM
47. 2026-06-13
    days on market $299,900 Active 42 DOM
48. 2026-06-10
    days on market $299,900 Active 40 DOM
49. 2026-06-09
    days on market $299,900 Active 39 DOM
50. 2026-06-08
    days on market $299,900 Active 38 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: $29,617
• − Mortgage interest: −$24,868
• − Property taxes: −$6,659
• − Insurance: −$2,220
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$12,915
• Taxable loss: −$21,783
• Est. tax savings @ 24.0%: +$5,228
• After-tax cash flow: $-8,190/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 · 12 photos

Good 80/100 None rehab

The home is in good condition with no visible repairs needed. It has a good curb appeal and interior condition, making it a solid investment opportunity. Consider painting the exterior, updating the interior, and improving the landscaping to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and property value. ↑
• Resale Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract renters and reduce utility costs. ↑
• Resale Kitchen and bathroom updates — Fresh updates can make the home more appealing to potential buyers and increase its value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract renters and make the home more appealing to potential tenants. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Vass-Lakeview Elementary C NC #328/1,410 Nat'l #10,700/41,679 Middle Crain's Creek Middle D- NC #199/475 Nat'l #5,398/14,009 High Union Pines High B NC #150/535 Nat'l #2,657/17,239

Schools (NCES district)

• District: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

D Composite livability gradescore 57/100

Livability — Vass

• Score: 57/100
• State rank: #593
• US rank: #21646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Moore County · 106,902 people
• City population: 5,936
• Metro: Pinehurst-Southern Pines, NC
• Population (ZIP): 5,936
• Household income: $79,643
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 3% of renters

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Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 6% Italian 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Arabic 2%

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Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.99%
• Current HPI: 160.0419
• Rent YoY: —
• Metro: Pinehurst-Southern Pines, 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

• Financial info: List price: 299900

Exterior

• Parking: 2 total parking spaces
• Utilities: Natural gas availableElectric service available
• Home design: The Coleman plan
• Exterior features: Living area of 2053Address: Vass, NC

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Open living area (plan: The Coleman)Plan is new construction (inventory type: Plan)