121 Aden Ct · Silver City, NC 28387

$310,695

4 bd · 2.5 ba · 1,886 sqft · Land · 122 Days on market

Built 2026 10,846 sqft lot

---

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 +7.0/30.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Northbrook by JK Builders, Inc. , an 1,886-square-foot residence designed with modern living in mind. The first floor boasts soaring 9-foot ceilings and an inviting electric fireplace, setting the stage for effortless entertaining. The kitchen is a chef's dream, featuring expansive countertops adorned with beautiful granite and a ceramic tile backsplash, all paired with stylish cabinetry that continues into the upstairs bathrooms. The main living area is elegantly finished with luxury vinyl plank flooring, while plush carpeting adds comfort to the second floor. Upstairs, the spacious primary suite serves as a private retreat, complete with a luxurious ensuite that includes a

Key facts

• Stylish cabinetry
• Electric fireplace
• Plush carpeting

Tags

• ELECTRIC FIREPLACE
• EXPANSIVE COUNTERTOPS
• CERAMIC TILE BACKSPLASH
• STYLISH CABINETRY
• LUXURY VINYL PLANK FLOORING
• PLUSH CARPETING

Property features AI

Exterior

• Parking: Attached garage; 2 covered garage spaces; 2 total garage spaces
• Utilities: Other water source
• Home design: Single-family residence; Two levels; 2 stories total; New construction; Cleared lot
• Construction: Frame construction; Home warranty included
• Exterior features: Covered front porch; Porch; Patio

Interior

• Kitchen: Electric range; Microwave; Stainless steel appliances; Granite counters; Kitchen island; Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double vanity(s)
• Heating & cooling: Heat pump; Forced air heating; Ceiling fans; Central air conditioning; Electric heating components
• Interior features: Tray ceilings; Coffered ceilings; Ceiling fans; Double vanities; Entrance foyer; Eat-in kitchen; Granite counters; High ceilings; Kitchen island; Open floorplan; Walk-in closets; Electric fireplace insert
• Laundry & utility: Washer hookup; Laundry on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $311k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (31.0% below list).
• Recommended offer: $215k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#196 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute D-.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 210 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $311k implies a 631% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,527 (31.0% 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 122 days. Have you received any prior offers? Is the seller open to a 31% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: 0.02×
• Total profit: $-85,413
• Equity at exit: $46,326

10-year hold

• IRR: -52.1%
• Equity multiple: -0.56×
• Total profit: $-135,642
• Equity at exit: $26,863

Cash invested: $86,995 (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 28387

• Rents YoY: -0.8%
• Active inventory: 210
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,629
• Tax est. 1.5%: −$388 /mo · $4,660/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-452

Break-even live

Break-even rent $2,718

Max offer price $245,235

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-345	+0% $-452	+5% $-560	+10% $-667
Rent	-10% $-622	-5% $-537	+0% $-452	+5% $-368	+10% $-283
Rate	-1.0pp $-296	-0.5pp $-373	base $-452	+0.5pp $-533	+1.0pp $-615

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: $77,674
• Closing costs: $9,321
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Sherman Ct Unit 122 Raeford, NC	3.0	2.5	1400	$1,600	$1.14	24d	1	0.42mi
125 Burgess Ln Raeford, NC	3.0	2.5	1460	$1,600	$1.10	24d	1	0.42mi
916 Stevens St Raeford, NC	3.0	2.5	1646	$1,900	$1.15	24d	1	0.69mi
198 Peeler Raeford, NC	4.0	2.5	1886	$2,150	$1.14	24d	1	1.17mi
779 Doc Brown Rd Raeford, NC	4.0	2.5	2105	$2,200	$1.05	14d	1	1.25mi
123 Main St Raeford, NC	4.0	2.5	1913	$2,200	$1.15	24d	1	1.27mi

Listing history 19 events

1. 2026-06-18
   days on market $310,695 Active 122 DOM
2. 2026-06-17
   days on market $310,695 Active 121 DOM
3. 2026-06-16
   days on market $310,695 Active 120 DOM
4. 2026-06-15
   days on market $310,695 Active 119 DOM
5. 2026-06-14
   days on market $310,695 Active 117 DOM
6. 2026-06-13
   days on market $310,695 Active 116 DOM
7. 2026-06-10
   days on market $310,695 Active 114 DOM
8. 2026-06-09
   days on market $310,695 Active 113 DOM
9. 2026-06-08
   days on market $310,695 Active 112 DOM
10. 2026-06-07
    days on market $310,695 Active 111 DOM
11. 2026-06-05
    days on market $310,695 Active 108 DOM
12. 2026-06-03
    days on market $310,695 Active 107 DOM
13. 2026-06-02
    days on market $310,695 Active 106 DOM
14. 2026-06-01
    days on market $310,695 Active 105 DOM
15. 2026-05-31
    days on market $310,695 Active 104 DOM
16. 2026-05-30
    days on market $310,695 Active 103 DOM
17. 2026-03-17
    price $310,695
18. 2026-02-16
    listed $329,525 Active
19. 2007-10-10
    soldstatus $42,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $25,743
• − Mortgage interest: −$17,404
• − Property taxes: −$4,660
• − Insurance: −$1,553
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$9,038
• Taxable loss: −$11,032
• Est. tax savings @ 24.0%: +$2,648
• After-tax cash flow: $-2,781/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Silver City

• Score: 68/100
• State rank: #196
• US rank: #9631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver City, NC
• County: Moore County · 75,247 people
• Metro: Pinehurst-Southern Pines, NC
• Population (ZIP): 16,059
• Household income: $74,830
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 760.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 8% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.18%
• Current HPI: 196.7829
• Rent YoY: ▼ -0.76%
• Metro: Pinehurst-Southern Pines, 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

+631.0% since first listed

3 events — show timeline

• 2026-03-17 Price Changed $310,695 LPRMLS
• 2026-02-16 Listed $329,525 LPRMLS
• 2007-10-10 Sold (Public Records) $42,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $49 · +0.0% YoY. Source: county tax records.