150 Buckthorn Dr · Youngsville, NC 27596

$370,000

5 bd · 4.0 ba · 2,519 sqft · SingleFamily · 132 Days on market

Built 2026 Excellent condition 10,004 sqft lot Garage $60/mo HOA · 2% of rent

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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
• Cash flow +6.4/30.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THREE-CAR GARAGE! Guest bedroom conveniently located on the first floor! Featuring luxury vinyl plank flooring throughout the entire main level. The spacious kitchen with a large seven-foot island, custom cabinets, granite countertops, a full suite of GE stainless steel appliances including an electric range, over-the-range microwave and dishwasher. Upstairs, the primary bedroom offers plush carpeted flooring and a spacious walk-in closet. The en-suite bath with a five-foot shower, a double vanity with quartz countertop, and a second walk-in closet for extra storage space!

Key facts

• Custom cabinets
• Spacious kitchen
• 3 car garage

Tags

• 3 CAR GARAGE
• GUEST BEDROOM
• LUXURY VINYL PLANK FLOORING
• SPACIOUS KITCHEN
• 7 FOOT ISLAND
• CUSTOM CABINETS

🏗️ New construction. The $370,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $380,969.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $370k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-660 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (30.5% below list).
• Recommended offer: $257k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.3% in Youngsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#184 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Youngsville Elementary (math 47% / reading 42%, grade F, #574 of 1,410 statewide, top 43%, 388 students, 54% FRL); Cedar Creek Middle (math 32% / reading 37%, grade F, #292 of 475 statewide, top 62%, 515 students, 54% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 674 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($96k/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 $11k of value loss. Plan a longer hold.
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $257,311 (30.5% 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 132 days. Have you received any prior offers? Is the seller open to a 30% 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 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?
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: 0.68% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (median comp): $380,969
• List price: $370,000
• Delta: -1.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Buckthorn Dr	0.00mi	4/3.5 (-1)	2,635 (+5%)	2mo	$390,405	$148	84
185 Buckthorn Dr	0.02mi	4/3.5 (-1)	2,635 (+5%)	2mo	$385,000	$146	83
170 Buckthorn Dr	0.00mi	5/3.5	2,217 (-12%)	1mo	$355,000	$160	77
70 Buckthorn Dr	0.03mi	5/3.0	2,237 (-11%)	1mo	$355,000	$159	75
15 Buckthorn Dr	0.05mi	5/3.0	2,833 (+12%)	1mo	$365,000	$129	72
50 Honeycup Ct	0.16mi	4/3.0 (-1)	2,650 (+5%)	7mo	$350,000	$132	69
195 Buckthorn Dr	0.14mi	4/3.0 (-1)	2,223 (-12%)	1mo	$350,000	$157	64
20 Malbec Way	0.66mi	4/3.5 (-1)	2,560 (+2%)	10mo	$438,900	$171	51
25 Malbec Way	0.66mi	4/3.5 (-1)	2,695 (+7%)	6mo	$444,900	$165	46
60 Malbec Way	0.66mi	4/2.5 (-1)	2,695 (+7%)	5mo	$445,000	$165	42
30 Malbec Way	0.66mi	4/2.5 (-1)	2,355 (-6%)	6mo	$439,900	$187	42
20 Nebbiolo Dr	0.72mi	4/2.5 (-1)	2,642 (+5%)	9mo	$399,900	$151	40

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 · 6.89% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.13×
• Total profit: $-93,231
• Equity at exit: $56,804

10-year hold

• IRR: -12.0%
• Equity multiple: 0.17×
• Total profit: $-88,478
• Equity at exit: $32,939

Cash invested: $106,671 (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: 16 active · 23 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $362,500 ($146/sqft)
• Median days on market: 55 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +3.4% vs current asking $/sqft

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

ZIP-level market 27596

• Home prices YoY: -13.2%
• Rents YoY: 6.9%
• Active inventory: 674
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,998
• Tax est. 1.5%: −$476 /mo · $5,715/yr
• Insurance: −$159
• HOA: −$60
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-660

Break-even live

Break-even rent $3,409

Max offer price $285,461

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-528	+0% $-660	+5% $-792	+10% $-923
Rent	-10% $-863	-5% $-762	+0% $-660	+5% $-558	+10% $-457
Rate	-1.0pp $-468	-0.5pp $-563	base $-660	+0.5pp $-759	+1.0pp $-859

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: $95,242
• Closing costs: $11,429
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Westbrook Ln Franklinton, NC	4.0	2.5	2503	$2,440	$0.97	1d	1	0.94mi

Property features AI

Finance

• Other: Lot approximately 0.23 acresPublic maintained asphalt road accessCounty: Franklin
• HOA & community: Community association (PPM) with street lightsAssociation provides managementAssociation fee $181.50 quarterly (includes storm water maintenance)

Exterior

• Parking: Attached garage with garage door openerConcrete drivewayGarage faces front3 garage spaces plus 2 open parking spaces (5 total)
• Utilities: Public waterPublic sewerCable connectedElectricity connectedPropane availableUnderground utilitiesSeptic connected
• Home design: Two-story site-built houseNew constructionBuilder: Mungo Homes of NC (Russell-A model)
• Construction: Vinyl sidingBatts and blown-in insulationLow VOC paint/sealant/varnishBlock foundationShingle roofStructure type: House
• Exterior features: Covered front and rear porchesFront porchRear porchRain gutters

Interior

• Kitchen: DishwasherDisposalElectric rangeSelf-cleaning ovenMicrowavePlumbed for ice makerStainless steel appliances
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (forced air, heat pump)Central air conditioningThermostat (energy efficient)
• Interior features: Open floorplanBreakfast barEat-in kitchenKitchen islandPantryGranite countersQuartz countersDouble vanitySeparate showerBathtub/shower combinationWalk-in showerWalk-in closet(s)Ceiling fan(s)Smooth ceilingsWired for dataDouble pane, insulated and low-emissivity windows with screens
• Laundry & utility: Laundry room on upper levelWasher hookupElectric dryer hookupElectric water heater

HOA detail $60/mo · $720/yr

• Likely covers: electric

Listing history 50 events

1. 2026-09-24
   pricedays on market $370,000 Active 132 DOM
2. 2026-09-20
   days on market $375,000 Active 129 DOM
3. 2026-09-19
   days on market $375,000 Active 127 DOM
4. 2026-09-17
   days on market $375,000 Active 126 DOM
5. 2026-09-17
   days on market $375,000 Active 125 DOM
6. 2026-09-16
   days on market $375,000 Active 124 DOM
7. 2026-09-14
   days on market $375,000 Active 123 DOM
8. 2026-09-13
   days on market $375,000 Active 122 DOM
9. 2026-09-12
   days on market $375,000 Active 121 DOM
10. 2026-09-11
    days on market $375,000 Active 120 DOM
11. 2026-09-05
    days on market $375,000 Active 114 DOM
12. 2026-09-04
    days on market $375,000 Active 113 DOM
13. 2026-09-03
    days on market $375,000 Active 112 DOM
14. 2026-09-02
    pricedays on market $375,000 Active 111 DOM
15. 2026-08-29
    days on market $390,000 Active 107 DOM
16. 2026-08-28
    days on market $390,000 Active 106 DOM
17. 2026-08-27
    days on market $390,000 Active 105 DOM
18. 2026-08-25
    days on market $390,000 Active 103 DOM
19. 2026-08-24
    days on market $390,000 Active 102 DOM
20. 2026-08-23
    days on market $390,000 Active 101 DOM
21. 2026-08-22
    days on market $390,000 Active 100 DOM
22. 2026-08-21
    days on market $390,000 Active 99 DOM
23. 2026-08-20
    days on market $390,000 Active 98 DOM
24. 2026-08-19
    days on market $390,000 Active 97 DOM
25. 2026-08-18
    days on market $390,000 Active 96 DOM
26. 2026-08-17
    days on market $390,000 Active 95 DOM
27. 2026-08-16
    days on market $390,000 Active 94 DOM
28. 2026-08-15
    days on market $390,000 Active 93 DOM
29. 2026-08-13
    days on market $390,000 Active 91 DOM
30. 2026-08-12
    days on market $390,000 Active 90 DOM
31. 2026-08-11
    days on market $390,000 Active 89 DOM
32. 2026-08-10
    days on market $390,000 Active 88 DOM
33. 2026-08-09
    days on market $390,000 Active 87 DOM
34. 2026-08-08
    days on market $390,000 Active 86 DOM
35. 2026-08-07
    days on market $390,000 Active 85 DOM
36. 2026-08-06
    days on market $390,000 Active 84 DOM
37. 2026-08-05
    days on market $390,000 Active 83 DOM
38. 2026-08-04
    days on market $390,000 Active 82 DOM
39. 2026-08-03
    days on market $390,000 Active 81 DOM
40. 2026-07-31
    days on market $390,000 Active 78 DOM
41. 2026-07-30
    days on market $390,000 Active 77 DOM
42. 2026-07-29
    days on market $390,000 Active 76 DOM
43. 2026-07-27
    days on market $390,000 Active 74 DOM
44. 2026-07-25
    remarks 602-char remark
45. 2026-07-25
    days on market $390,000 Active 72 DOM
46. 2026-07-24
    days on market $390,000 Active 71 DOM
47. 2026-07-23
    days on market $390,000 Active 70 DOM
48. 2026-07-22
    price $390,000 Active 69 DOM
49. 2026-07-22
    days on market $408,427 Active 69 DOM
50. 2026-07-21
    days on market $408,427 Active 68 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: $30,877
• − Mortgage interest: −$21,340
• − Property taxes: −$5,715
• − Insurance: −$1,905
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$720
• − Depreciation: −$11,083
• Taxable loss: −$14,825
• Est. tax savings @ 24.0%: +$3,558
• After-tax cash flow: $-4,362/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 · 10 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It features high-end finishes and appliances, making it a move-in-ready property with significant resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz — Quartz countertops are durable and add value ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Youngsville Elementary F NC #574/1,410 Nat'l #16,061/41,679 Middle Franklinton Middle F NC #381/475 Nat'l #9,979/14,009 High Franklinton High C NC #235/535 Nat'l #3,934/17,239

Schools (NCES district)

• District: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

C Composite livability gradescore 68/100

Livability — Youngsville

• Score: 68/100
• State rank: #184
• US rank: #9264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 69,848 people
• City population: 22,232
• Metro: Raleigh-Cary, NC
• Population (ZIP): 22,232
• Household income: $95,940
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 18% of renters

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Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 6%

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Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.06%
• Current HPI: 271.1411
• Rent YoY: ▲ 6.89%
• Metro: Raleigh-Cary, 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

• Other: Lot approximately 0.23 acresPublic maintained asphalt road accessCounty: Franklin
• HOA & community: Community association (PPM) with street lightsAssociation provides managementAssociation fee $181.50 quarterly (includes storm water maintenance)

Exterior

• Parking: Attached garage with garage door openerConcrete drivewayGarage faces front3 garage spaces plus 2 open parking spaces (5 total)
• Utilities: Public waterPublic sewerCable connectedElectricity connectedPropane availableUnderground utilitiesSeptic connected
• Home design: Two-story site-built houseNew constructionBuilder: Mungo Homes of NC (Russell-A model)
• Construction: Vinyl sidingBatts and blown-in insulationLow VOC paint/sealant/varnishBlock foundationShingle roofStructure type: House
• Exterior features: Covered front and rear porchesFront porchRear porchRain gutters

Interior

• Kitchen: DishwasherDisposalElectric rangeSelf-cleaning ovenMicrowavePlumbed for ice makerStainless steel appliances
• Bedrooms: 5 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (forced air, heat pump)Central air conditioningThermostat (energy efficient)
• Interior features: Open floorplanBreakfast barEat-in kitchenKitchen islandPantryGranite countersQuartz countersDouble vanitySeparate showerBathtub/shower combinationWalk-in showerWalk-in closet(s)Ceiling fan(s)Smooth ceilingsWired for dataDouble pane, insulated and low-emissivity windows with screens
• Laundry & utility: Laundry room on upper levelWasher hookupElectric dryer hookupElectric water heater

Price history

-0.8% since first listed

2 events — show timeline

• 2026-06-17 Listed $405,000 Zillow
• 2026-05-14 Listed $408,427 TMLS