113 Clayton Rd · Coats, NC 27501

$269,000

4 bd · 2.5 ba · 1,865 sqft · SingleFamily public records · 62 Days on market

Built 1936 0.96 ac lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living at its finest. No HOA, no restrictions, tons of potential! This 1930's farmhouse has all the charm. 4 bedrooms for all the kiddo's. Private en suite bathroom for Owner's retreat. Attractive cosmetic updates. Plenty of room for you to make your own improvements. Priced to sell, and priced to allow for more sweat equity. Excellent property for a small business owner, or anyone that needs space for equipment, toys, chickens, hunting dogs, outdoor play, a pool, etc. Option to purchase the adjacent property as well, and add another 1.. 09 acres, for a total of 2.18 acres, which comes with a 1500sf shop. Truly a unique opportunity for you to own, live in, and invest in the future. Current Owner/Seller is a Licensed Real Estate Professional.

Key facts

• 0.96 acre lot
• Built 1936
• Listed 62 days

Property features AI

Finance

• Other: Zoned RAG
• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank
• Home design: Site-built home; Two levels
• Construction: Shake siding; No roof specified; Below-grade finished area present
• Exterior features: Lot nearly 1 acre (0.96 acre); Publicly maintained road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Refrigerator
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas pack and propane heating; Central air conditioning
• Interior features: Dishwasher; Free-standing electric range; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $224k (16.8% below list).
• Recommended offer: $224k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Coats — 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 63/100 on livability (#430 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benson Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 608 students, 74% FRL); Benson Middle (math 27% / reading 32%, grade F, #343 of 475 statewide, top 73%, 511 students, 69% FRL); West Johnston High (math 44% / reading 47%, grade D-, #347 of 535 statewide, top 65%, 1,469 students, 38% FRL) — zoned schools average 60% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% 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 $8k of value loss. Plan a longer hold.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,728 (16.8% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-39,529
• Equity at exit: $40,109

10-year hold

• IRR: -8.8%
• Equity multiple: 0.49×
• Total profit: $-38,588
• Equity at exit: $23,258

Cash invested: $75,320 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 662
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $119

Break-even live

Break-even rent $2,087

Max offer price $269,000

Occupancy floor 90%

Sensitivity live

Price	-10% $271	-5% $195	+0% $119	+5% $42	+10% $-34
Rent	-10% $-58	-5% $30	+0% $119	+5% $207	+10% $295
Rate	-1.0pp $254	-0.5pp $187	base $119	+0.5pp $49	+1.0pp $-22

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $269,000 Active 62 DOM
2. 2026-06-18
   days on market $269,000 Active 59 DOM
3. 2026-06-17
   days on market $269,000 Active 58 DOM
4. 2026-06-16
   days on market $269,000 Active 57 DOM
5. 2026-06-15
   days on market $269,000 Active 56 DOM
6. 2026-06-13
   days on market $269,000 Active 54 DOM
7. 2026-06-13
   days on market $269,000 Active 53 DOM
8. 2026-06-10
   price $269,000 Active 50 DOM
9. 2026-06-09
   days on market $279,000 Active 50 DOM
10. 2026-06-08
    days on market $279,000 Active 49 DOM
11. 2026-06-07
    days on market $279,000 Active 48 DOM
12. 2026-06-05
    days on market $279,000 Active 45 DOM
13. 2026-06-03
    days on market $279,000 Active 44 DOM
14. 2026-06-02
    days on market $279,000 Active 43 DOM
15. 2026-06-01
    days on market $279,000 Active 42 DOM
16. 2026-05-31
    days on market $279,000 Active 41 DOM
17. 2026-05-14
    price $289,000
18. 2026-04-20
    listed $295,000 Active
19. 2023-08-23
    soldstatus $267,500 Closed 759-char remark

    Show marketing remark (759 chars)

    Country living at its finest. No HOA, no restrictions, tons of potential! This 1930's farmhouse has all the charm. 4 bedrooms for all the kiddo's. Private en suite bathroom for Owner's retreat. Attractive cosmetic updates. Plenty of room for you to make your own improvements. Priced to sell, and priced to allow for more sweat equity. Excellent property for a small business owner, or anyone that needs space for equipment, toys, chickens, hunting dogs, outdoor play, a pool, etc. Option to purchase the adjacent property as well, and add another 1.. 09 acres, for a total of 2.18 acres, which comes with a 1500sf shop. Truly a unique opportunity for you to own, live in, and invest in the future. Current Owner/Seller is a Licensed Real Estate Professional.

20. 2023-07-19
    status Pending 759-char remark

    Show marketing remark (759 chars)

    Country living at its finest. No HOA, no restrictions, tons of potential! This 1930's farmhouse has all the charm. 4 bedrooms for all the kiddo's. Private en suite bathroom for Owner's retreat. Attractive cosmetic updates. Plenty of room for you to make your own improvements. Priced to sell, and priced to allow for more sweat equity. Excellent property for a small business owner, or anyone that needs space for equipment, toys, chickens, hunting dogs, outdoor play, a pool, etc. Option to purchase the adjacent property as well, and add another 1.. 09 acres, for a total of 2.18 acres, which comes with a 1500sf shop. Truly a unique opportunity for you to own, live in, and invest in the future. Current Owner/Seller is a Licensed Real Estate Professional.

21. 2023-06-24
    listed $269,900 Active 759-char remark

    Show marketing remark (759 chars)

    Country living at its finest. No HOA, no restrictions, tons of potential! This 1930's farmhouse has all the charm. 4 bedrooms for all the kiddo's. Private en suite bathroom for Owner's retreat. Attractive cosmetic updates. Plenty of room for you to make your own improvements. Priced to sell, and priced to allow for more sweat equity. Excellent property for a small business owner, or anyone that needs space for equipment, toys, chickens, hunting dogs, outdoor play, a pool, etc. Option to purchase the adjacent property as well, and add another 1.. 09 acres, for a total of 2.18 acres, which comes with a 1500sf shop. Truly a unique opportunity for you to own, live in, and invest in the future. Current Owner/Seller is a Licensed Real Estate Professional.

22. 2023-06-23
    historical $269,900 759-char remark

    Show marketing remark (759 chars)

    Country living at its finest. No HOA, no restrictions, tons of potential! This 1930's farmhouse has all the charm. 4 bedrooms for all the kiddo's. Private en suite bathroom for Owner's retreat. Attractive cosmetic updates. Plenty of room for you to make your own improvements. Priced to sell, and priced to allow for more sweat equity. Excellent property for a small business owner, or anyone that needs space for equipment, toys, chickens, hunting dogs, outdoor play, a pool, etc. Option to purchase the adjacent property as well, and add another 1.. 09 acres, for a total of 2.18 acres, which comes with a 1500sf shop. Truly a unique opportunity for you to own, live in, and invest in the future. Current Owner/Seller is a Licensed Real Estate Professional.

23. 2019-10-31
    soldstatus $176,500
24. 1991-03-01
    soldstatus $44,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$692/yr (+$58/mo · 45.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,847
• − Mortgage interest: −$15,068
• − Property taxes: −$1,514
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,825
• Taxable loss: −$3,201
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $2,190/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Coats

• Score: 63/100
• State rank: #430
• US rank: #15847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harnett County · 125,715 people
• City population: 6,549
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 339.0

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

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%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

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

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

+556.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $289,000 TMLS
• 2026-04-20 Listed $295,000 TMLS
• 2023-08-23 Sold (MLS) $267,500 TMLS
• 2023-07-19 Pending — TMLS
• 2023-06-24 Listed $269,900 TMLS
• 2023-06-23 Coming Soon $269,900 TMLS
• 2019-10-31 Sold (Public Records) $176,500 Public Records
• 1991-03-01 Sold (Public Records) $44,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,514 · +32.1% YoY. Source: county tax records.