17 Bee Garden Ct · Angier, NC 27501

$229,990

3 bd · 2.5 ba · 1,381 sqft · Townhouse · 107 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $153/mo HOA · 8% of rent ↓ 8% since listing

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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 +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 17 Bee Garden Court at The Townes at Honeycutt Oaks located in Angier, NC! The Altamont features 3 bedrooms, 2.5 bathrooms, 1,381 sq. ft. of living space, and a 1-car front-load garage. As you enter through the front door you're greeted by the staircase and powder room on your left which leads you into the open-concept kitchen, living, and dining areas. The kitchen boasts shaker-style cabinets, quartz countertops, and stainless-steel appliances, making it perfect simultaneous meal prep, cooking, and entertaining. The living and dining area is overlooked by the kitchen, keeping you close to the action. Relax and unwind on your back patio.

Key facts

• Quartz countertops
• Open-concept kitchen
• 5 walk-in shower

Tags

• OPEN-CONCEPT KITCHEN
• SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• BACK PATIO
• 5 WALK-IN SHOWER

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $238,290.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.7% below list).
• Recommended offer: $187k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Angier — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% 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 average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 817 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/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 $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 107 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,008 (18.7% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
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: 0.78% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 10.6

CMA / ARV

• ARV (median comp): $238,290
• List price: $229,990
• Delta: -3.48%
• 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
47 Sweet Meadow Rd	0.02mi	3/2.5	1,381 (0%)	1mo	$234,990	$170	98
45 Sweet Meadow Rd	0.03mi	3/2.5	1,381 (0%)	1mo	$229,990	$167	98
45 Red Clover Dr	0.09mi	3/2.5	1,381 (0%)	2mo	$235,000	$170	95
49 Red Clover Dr	0.09mi	3/2.5	1,381 (0%)	3mo	$239,490	$173	94
27 Red Clover Dr	0.09mi	3/2.5	1,381 (0%)	3mo	$235,000	$170	93
11 Bee Garden Ct	0.01mi	4/2.5 (+1)	1,554 (+12%)	0mo	$243,490	$157	73
53 Sweet Meadow Rd	0.02mi	4/2.5 (+1)	1,554 (+12%)	1mo	$252,000	$162	72
20 Red Clover Dr	0.06mi	4/2.5 (+1)	1,554 (+12%)	3mo	$245,000	$158	69
39 Red Clover Dr	0.09mi	4/2.5 (+1)	1,554 (+12%)	2mo	$247,000	$159	68
21 Red Clover Dr	0.09mi	4/2.5 (+1)	1,554 (+12%)	2mo	$242,000	$156	68
53 Red Clover Dr	0.09mi	4/2.5 (+1)	1,554 (+12%)	3mo	$248,000	$160	68
31 Red Clover Dr	0.09mi	4/2.5 (+1)	1,554 (+12%)	3mo	$250,990	$162	67

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.07×
• Total profit: $-61,861
• Equity at exit: $35,530

10-year hold

• IRR: -34.5%
• Equity multiple: -0.37×
• Total profit: $-91,096
• Equity at exit: $20,603

Cash invested: $66,721 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 13 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $233,990 ($167/sqft)
• Median days on market: 13 d
• This list price: 10% 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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 817
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,250
• Tax est. 1.5%: −$298 /mo · $3,574/yr
• Insurance: −$99
• HOA: −$153
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-322

Break-even live

Break-even rent $2,278

Max offer price $191,637

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-240	+0% $-322	+5% $-405	+10% $-487
Rent	-10% $-470	-5% $-396	+0% $-322	+5% $-249	+10% $-175
Rate	-1.0pp $-202	-0.5pp $-262	base $-322	+0.5pp $-384	+1.0pp $-447

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: $59,572
• Closing costs: $7,149
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Sweet Meadow Rd Angier, NC	4.0	2.5	1551	$1,795	$1.16	72d	1	0.02mi
24 Red Clover Dr Angier, NC	3.0	2.5	1464	$1,695	$1.16	72d	1	0.08mi
45 Red Clover Dr Unit 1 Angier, NC	3.0	2.5	1381	$1,750	$1.27	63d	1	0.11mi
11 Red Clover Dr Unit 1 Angier, NC	4.0	3.0	1554	$1,700	$1.09	72d	1	0.12mi
242 S Raleigh St Angier, NC	2.0	2.5	1156	$1,800	$1.56	72d	1	0.82mi
278 S Raleigh St Angier, NC	2.0	2.5	1168	$1,500	$1.28	72d	1	0.83mi
25 North St Angier, NC	3.0	2.0	1212	$1,750	$1.44	72d	1	1.04mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,445	$1.21	70d	1	1.12mi
167 Shelly Dr Angier, NC	1.0–2.0	1.0–2.5	946	$1,445	$1.53	70d	2	1.16mi
170 Shelly Dr Angier, NC	2.0	2.5	1387	$1,445	$1.04	70d	1	1.19mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	63d	1	1.35mi

Property features AI

Finance

• Other: Lot size: approximately 0.05 acresRoads: public maintained with road maintenance agreementCommunity features: pool, sidewalks, street lights
• HOA & community: Association: Charleston ManagementMonthly association fee (maintenance of grounds included)Community amenities: pool, cabana, sidewalks, street lights

Exterior

• Parking: Attached garage with garage door opener (1 covered garage space)1 additional open parking space (2 total parking spaces)Garage faces front
• Security: Smart lock(s)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable available
• Home design: TownhouseSite-built constructionTwo levels with entry on level 1Brick veneer and vinyl sidingNew constructionTwo or more common walls (no one above, no one below)
• Construction: Architectural shingle roofPermanent slab foundationBuilt by D.R. Horton
• Exterior features: PatioOutdoor in-ground community pool with cabanaCommunity lightingSmart locks and smart lightsMaintenance grounds included via association

Interior

• Kitchen: DishwasherFree-standing gas rangeMicrowaveStainless steel appliances
• Bedrooms: 3 bedrooms (upper level)
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open floorplanKitchen/dining room combinationLiving/dining room combinationPantryQuartz countersSmart home features including smart lights and smart thermostatSmooth ceilingsWalk-in closet(s)Walk-in showerBathtub/shower combinationDouble vanity
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet (in hall, upper level)

Listing history 50 events

1. 2026-08-08
   days on market $229,990 Active 107 DOM
2. 2026-08-07
   days on market $229,990 Active 106 DOM
3. 2026-08-06
   days on market $229,990 Active 105 DOM
4. 2026-08-05
   days on market $229,990 Active 104 DOM
5. 2026-08-04
   days on market $229,990 Active 103 DOM
6. 2026-08-03
   days on market $229,990 Active 102 DOM
7. 2026-07-31
   days on market $229,990 Active 99 DOM
8. 2026-07-29
   days on market $229,990 Active 97 DOM
9. 2026-07-27
   days on market $229,990 Active 95 DOM
10. 2026-07-25
    days on market $229,990 Active 93 DOM
11. 2026-07-23
    days on market $229,990 Active 91 DOM
12. 2026-07-22
    days on market $229,990 Active 90 DOM
13. 2026-07-21
    days on market $229,990 Active 89 DOM
14. 2026-07-18
    days on market $229,990 Active 86 DOM
15. 2026-07-16
    days on market $229,990 Active 84 DOM
16. 2026-07-16
    days on market $229,990 Active 83 DOM
17. 2026-07-14
    days on market $229,990 Active 82 DOM
18. 2026-07-13
    days on market $229,990 Active 81 DOM
19. 2026-07-12
    days on market $229,990 Active 80 DOM
20. 2026-07-11
    days on market $229,990 Active 79 DOM
21. 2026-07-10
    days on market $229,990 Active 78 DOM
22. 2026-07-09
    days on market $229,990 Active 77 DOM
23. 2026-07-08
    days on market $229,990 Active 76 DOM
24. 2026-07-07
    days on market $229,990 Active 75 DOM
25. 2026-07-06
    days on market $229,990 Active 74 DOM
26. 2026-07-05
    days on market $229,990 Active 73 DOM
27. 2026-07-04
    days on market $229,990 Active 72 DOM
28. 2026-07-03
    days on market $229,990 Active 71 DOM
29. 2026-07-02
    days on market $229,990 Active 70 DOM
30. 2026-07-01
    days on market $229,990 Active 69 DOM
31. 2026-06-30
    days on market $229,990 Active 68 DOM
32. 2026-06-29
    days on market $229,990 Active 67 DOM
33. 2026-06-28
    days on market $229,990 Active 66 DOM
34. 2026-06-28
    days on market $229,990 Active 65 DOM
35. 2026-06-27
    days on market $229,990 Active 64 DOM
36. 2026-06-25
    days on market $229,990 Active 62 DOM
37. 2026-06-23
    days on market $229,990 Active 60 DOM
38. 2026-06-21
    days on market $229,990 Active 59 DOM
39. 2026-06-18
    days on market $229,990 Active 56 DOM
40. 2026-06-17
    days on market $229,990 Active 55 DOM
41. 2026-06-16
    pricedays on market $229,990 Active 54 DOM
42. 2026-06-15
    days on market $234,990 Active 53 DOM
43. 2026-06-14
    days on market $234,990 Active 51 DOM
44. 2026-06-10
    days on market $234,990 Active 48 DOM
45. 2026-06-09
    days on market $234,990 Active 47 DOM
46. 2026-06-08
    days on market $234,990 Active 46 DOM
47. 2026-06-07
    pricedays on market $234,990 Active 45 DOM
48. 2026-06-05
    days on market $238,490 Active 42 DOM
49. 2026-06-03
    days on market $238,490 Active 41 DOM
50. 2026-06-02
    days on market $238,490 Active 40 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: $22,441
• − Mortgage interest: −$13,348
• − Property taxes: −$3,574
• − Insurance: −$1,191
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$1,836
• − Depreciation: −$6,932
• Taxable loss: −$8,031
• Est. tax savings @ 24.0%: +$1,928
• After-tax cash flow: $-1,941/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

This townhouse is in excellent condition with no major repairs needed. It offers a good ROI with updates focusing on curb appeal and comfort.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Angier Elementary F NC #1,218/1,410 Nat'l #32,906/41,679 Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett Central High D- NC #334/535 Nat'l #6,330/17,239

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

B Composite livability gradescore 73/100

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

• Census place: Angier, NC
• County: Harnett County · 153,758 people
• City population: 24,806
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1%

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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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• Metro: Fayetteville, 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 size: approximately 0.05 acresRoads: public maintained with road maintenance agreementCommunity features: pool, sidewalks, street lights
• HOA & community: Association: Charleston ManagementMonthly association fee (maintenance of grounds included)Community amenities: pool, cabana, sidewalks, street lights

Exterior

• Parking: Attached garage with garage door opener (1 covered garage space)1 additional open parking space (2 total parking spaces)Garage faces front
• Security: Smart lock(s)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable available
• Home design: TownhouseSite-built constructionTwo levels with entry on level 1Brick veneer and vinyl sidingNew constructionTwo or more common walls (no one above, no one below)
• Construction: Architectural shingle roofPermanent slab foundationBuilt by D.R. Horton
• Exterior features: PatioOutdoor in-ground community pool with cabanaCommunity lightingSmart locks and smart lightsMaintenance grounds included via association

Interior

• Kitchen: DishwasherFree-standing gas rangeMicrowaveStainless steel appliances
• Bedrooms: 3 bedrooms (upper level)
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open floorplanKitchen/dining room combinationLiving/dining room combinationPantryQuartz countersSmart home features including smart lights and smart thermostatSmooth ceilingsWalk-in closet(s)Walk-in showerBathtub/shower combinationDouble vanity
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet (in hall, upper level)

Price history

-8.2% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $229,990 TMLS
• 2026-06-05 Price Changed $234,990 TMLS
• 2026-05-27 Price Changed $238,490 TMLS
• 2026-04-23 Listed $250,490 TMLS