175 Country Walk Ln · Sanford, NC 27332

$225,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 23 Days on market

Built 2006 0.60 ac lot Est $277k · 19% under

---

Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 175 Country Walk Lane — a charming ranch-style home tucked away on a quiet cul-de-sac in Sanford. This 3-bedroom, 2-bath home offers a bright, functional layout with spacious bedrooms, walk-in closets, and comfortable everyday living. The kitchen features abundant cabinet storage and opens to a separate dining area, perfect for entertaining. Enjoy the privacy of a large backyard backing to a peaceful creek, plus a covered front porch ideal for relaxing mornings and evenings. A storage shed provides additional space for tools, hobbies, or outdoor equipment. Conveniently located with easy access to local amenities while offering the feel of country living. Seller is offering $10,000 back at closing with an acceptable offer.

Key facts

• Covered front porch
• Quiet cul-de-sac
• Large backyard

Tags

• RANCH-STYLE HOME
• QUIET CUL-DE-SAC
• LARGE BACKYARD
• BACKING TO A CREEK
• COVERED FRONT PORCH
• STORAGE SHED

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: No utilities specified; Paved road access; City street and state road frontage; Zoned RA
• Home design: Single-family residence; One level; Entry level 1
• Construction: Aluminum siding and frame construction; Shingle roof; Built on crawl space
• Exterior features: Front porch; Porch; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Window coverings; Crawl space basement; 7 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $77 ($923/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 $181k (19.4% below list).
• Recommended offer: $181k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Sanford — 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 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime 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: Benhaven Elementary (math 50% / reading 48%, grade D, #459 of 1,410 statewide, top 33%, 1,030 students, 45% FRL); 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

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 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 67% chance of damaging wind over 30y; major 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 $181,398 (19.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $276,696
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Country Walk Ln	0.08mi	3/2.0	1,541 (+2%)	2mo	$229,000	$149	92
41 Andrea Ct	0.61mi	3/2.0	1,497 (-1%)	1mo	$255,000	$170	69
20 W Park Ln	0.32mi	3/2.5	1,405 (-7%)	12mo	$270,000	$192	61
206 Westpark Ln	0.39mi	3/2.5	1,453 (-4%)	15mo	$283,900	$195	61
188 West Park Ln	0.37mi	3/2.5	1,615 (+7%)	10mo	$295,000	$183	61
212 Westpark Ln	0.40mi	3/2.0	1,350 (-11%)	8mo	$282,000	$209	56
128 W Park Ln	0.34mi	3/2.5	1,409 (-7%)	21mo	$278,000	$197	54
599 Nicole Dr	0.68mi	3/2.0	1,348 (-11%)	4mo	$215,000	$159	47
72 Edgedale Ln	0.67mi	3/2.5	1,448 (-4%)	17mo	$260,000	$180	46

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-28,182
• Equity at exit: $33,548

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,798
• Equity at exit: $19,454

Cash invested: $63,000 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 462
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $77

Break-even live

Break-even rent $1,717

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $204	-5% $141	+0% $77	+5% $13	+10% $-50
Rent	-10% $-66	-5% $5	+0% $77	+5% $149	+10% $220
Rate	-1.0pp $190	-0.5pp $134	base $77	+0.5pp $19	+1.0pp $-41

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Kathleen Ter Sanford, NC	3.0	2.0	1056	$1,499	$1.42	15d	1	0.42mi

Listing history 17 events

1. 2026-06-21
   days on market $225,000 Active 23 DOM
2. 2026-06-18
   days on market $225,000 Active 20 DOM
3. 2026-06-17
   days on market $225,000 Active 19 DOM
4. 2026-06-16
   days on market $225,000 Active 18 DOM
5. 2026-06-15
   days on market $225,000 Active 17 DOM
6. 2026-06-14
   pricedays on market $225,000 Active 15 DOM
7. 2026-06-10
   days on market $235,000 Active 12 DOM
8. 2026-06-09
   days on market $235,000 Active 11 DOM
9. 2026-06-08
   days on market $235,000 Active 10 DOM
10. 2026-06-07
    days on market $235,000 Active 9 DOM
11. 2026-06-05
    days on market $235,000 Active 6 DOM
12. 2026-06-03
    days on market $235,000 Active 5 DOM
13. 2026-06-02
    days on market $235,000 Active 4 DOM
14. 2026-06-01
    days on market $235,000 Active 3 DOM
15. 2026-05-31
    days on market $235,000 Active 2 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    listed $235,000 Active 1 DOM

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$855/yr (+$71/mo · 86.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $21,768
• − Mortgage interest: −$12,603
• − Property taxes: −$990
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$6,545
• Taxable loss: −$2,979
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $1,637/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 — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 76,725 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 632.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

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: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

+566.7% since first listed

15 events — show timeline

• 2026-05-29 Listed $235,000 Hive MLS
• 2026-05-29 Listed $235,000 LPRMLS
• 2020-06-19 Sold (Public Records) $120,000 Public Records
• 2020-06-19 Sold (MLS) $120,000 AMLSNC
• 2020-06-12 Sold (MLS) $120,000 TMLS
• 2020-05-07 Contingent — TMLS
• 2020-05-07 Price Changed $124,000 TMLS
• 2020-05-06 Relisted — TMLS
• 2020-04-05 Contingent — TMLS
• 2020-04-02 Listed $124,000 AMLSNC
• 2020-04-02 Listed $105,000 TMLS
• 2016-08-01 Sold (MLS) — LPRMLS
• 2016-03-22 Listed $84,900 LPRMLS
• 2015-12-28 Sold (MLS) $36,601 LPRMLS
• 2015-10-28 Listed $35,250 LPRMLS

Property tax history

+0.5%/yr

Latest (2025): $990 · +0.0% YoY. Source: county tax records.