84 Bluebird Ct · Barbecue, NC 27332

$287,900

3 bd · 2.5 ba · 1,906 sqft · SingleFamily public records · 4 Days on market

Built 2003 0.48 ac lot Est $284k · at est.

---

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 +12.8/30.0
• ARV discount +6.9/15.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

Key facts

• Cul-de-sac lot
• Laminate flooring
• Projector screen

Tags

• CUL-DE-SAC LOT
• LAMINATE FLOORING
• FIREPLACE
• PROJECTOR SCREEN
• STAINLESS STEEL APPLIANCES
• STATE-OF-THE-ART RANGE

Property features AI

Finance

• Other: Located in the Peachtree Cross subdivision

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic system with holding tank
• Home design: Single-family residence; Two levels (2-story)
• Construction: Vinyl siding
• Exterior features: Deck; Covered front porch; Porch; Storm door(s); Privacy fencing; Property on a cleared, level lot in a cul-de-sac; Paved road access

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Bookcases; Entrance foyer; Eat-in kitchen; Laminate counters; Window coverings and blinds; Security system and smoke detectors; One fireplace located in the family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-28 ($-342/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (23.7% below list).
• Recommended offer: $220k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Barbecue — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Highland Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 891 students, 53% FRL); Highland Middle (math 34% / reading 41%, grade F, #256 of 475 statewide, top 55%, 875 students, 64% FRL); Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $219,723 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $283,994
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Bluebird Ct	0.00mi	4/2.5 (+1)	1,973 (+4%)	0mo	$287,900	$146	89
15 Water Oak Cir	0.42mi	3/2.5	1,929 (+1%)	1mo	$289,900	$150	78
362 Peachtree Ln	0.17mi	3/2.5	1,760 (-8%)	4mo	$262,000	$149	76
739 Nicole Dr	0.32mi	3/2.5	2,024 (+6%)	6mo	$205,000	$101	69
111 Timberline Dr	0.37mi	3/2.5	2,003 (+5%)	8mo	$345,000	$172	68
119 Pinevalley Ln	0.25mi	3/2.0	1,749 (-8%)	6mo	$279,900	$160	67
76 Lansing Ct W	0.63mi	3/2.5	1,872 (-2%)	5mo	$275,000	$147	64
144 Vail Ct	0.30mi	3/2.5	2,144 (+12%)	3mo	$300,000	$140	62
170 Hillwood Dr	0.74mi	3/2.5	1,853 (-3%)	5mo	$376,900	$203	57
127 Hillwood Dr	0.74mi	3/2.5	1,853 (-3%)	8mo	$374,900	$202	54
92 Essex Ct W	0.61mi	3/2.5	2,093 (+10%)	2mo	$256,000	$122	54
351 Highland Forest Dr	0.70mi	4/2.5 (+1)	2,028 (+6%)	7mo	$290,000	$143	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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-44,361
• Equity at exit: $42,927

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-23,440
• Equity at exit: $24,892

Cash invested: $80,612 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-28

Break-even live

Break-even rent $2,233

Max offer price $282,867

Occupancy floor 96%

Sensitivity live

Price	-10% $134	-5% $53	+0% $-28	+5% $-110	+10% $-191
Rent	-10% $-202	-5% $-115	+0% $-28	+5% $58	+10% $145
Rate	-1.0pp $116	-0.5pp $45	base $-28	+0.5pp $-103	+1.0pp $-179

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Forest Mountain Ct Sanford, NC	3.0	2.5	2537	$2,350	$0.93	25d	1	0.39mi
44 Schoomaker Ct Broadway, NC	3.0	2.0	1348	$1,750	$1.30	25d	1	1.34mi
44 Schoomaker Ct Unit 44 Broadway, NC	3.0	2.0	1378	$1,750	$1.27	15d	1	1.34mi
36 Jumpmaster Dr Unit Na Broadway, NC	3.0	2.0	1250	$1,750	$1.40	25d	1	1.48mi

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $287,900 Active
3. 2022-07-20
   soldstatus $263,000 Closed 398-char remark

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

4. 2022-07-20
   soldstatus $263,000 398-char remark

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

5. 2022-07-20
   soldstatus $263,000

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

6. 2022-06-21
   historical Contingent 398-char remark

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

7. 2022-06-18
   listed $255,000 Active 398-char remark

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

8. 2022-06-18
   listed $255,000 398-char remark

   Show marketing remark (398 chars)

   Welcome home! This fantastic, freshly painted 4 bedroom, 2.5 bath home on almost half an acre has so much to offer! Great oversized 2 car garage, great kitchen overlooking the huge fenced in back yard. Large living room, not to mention the size of the master bedroom with sitting nook and separate closets! Nice sized rooms, and lots of natural light. Perfectly situated at the end of a cul-de-sac.

9. 2009-05-12
   soldstatus $169,000
10. 2009-05-11
    soldstatus $169,000 1-char remark

    Show marketing remark (1 chars)

    -

11. 2009-04-15
    listed $169,000 1-char remark

    Show marketing remark (1 chars)

    -

12. 2007-09-21
    soldstatus $167,000

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$746/yr (+$62/mo · 46.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,367
• − Mortgage interest: −$16,127
• − Property taxes: −$1,615
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$8,375
• Taxable loss: −$5,408
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $956/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 — Barbecue

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Barbecue, NC
• County: Lee County · 76,725 people
• 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

+72.4% since first listed

12 events — show timeline

• 2026-05-12 Pending — LPRMLS
• 2026-05-08 Listed $287,900 LPRMLS
• 2022-07-20 Sold (Public Records) $263,000 Public Records
• 2022-07-20 Sold (MLS) $263,000 AMLSNC
• 2022-07-20 Sold (MLS) $263,000 TMLS
• 2022-06-21 Contingent — TMLS
• 2022-06-18 Listed $255,000 AMLSNC
• 2022-06-18 Listed $255,000 TMLS
• 2009-05-12 Sold (Public Records) $169,000 Public Records
• 2009-05-11 Sold (MLS) $169,000 TMLS
• 2009-04-15 Listed $169,000 TMLS
• 2007-09-21 Sold (Public Records) $167,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,615 · +0.0% YoY. Source: county tax records.