105 E Cole St · Dunn, NC 28334

$65,000

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 17 Days on market

Built 1940 8,276 sqft lot ↓ 48% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 1 bath home in the heart of Dunn. Updated LVP flooring in the Living area. This property currently has tenants renting month to month for $1072.25 per month. This home is priced below its appraised value.

Key facts

• 8,276 sq ft lot
• Built 1940
• Listed 17 days

Property features AI

Finance

• Other: Zoning: I-10; County: Harnett
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Wood siding construction; Built with a foundation consistent with house construction
• Exterior features: Shingle roof; Lot approximately 0.19 acres; Publicly maintained road access

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric range

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$142,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.1% in Dunn — 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 (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 339 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $142,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 E Cole St	0.00mi	2/1.0	752 (+5%)	0mo	$55,000	$73	91
209 N Washington Ave	0.53mi	2/1.0	700 (-2%)	3mo	$140,000	$200	69

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $15,534
• Equity at exit: $9,692

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $47,081
• Equity at exit: $5,620

Cash invested: $18,200 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 339
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $409

Break-even live

Break-even rent $528

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 E Cole St Dunn, NC	1.0	1.0	616	$900	$1.46	13d	1	0.23mi
606 N King Ave Dunn, NC	2.0	1.0	656	$995	$1.52	23d	1	0.26mi
209 N Wilmington Ave Dunn, NC	1.0	1.0	550	$850	$1.55	13d	1	0.61mi
207 N Wilmington Ave Unit 1 Dunn, NC	1.0	1.0	550	$850	$1.55	13d	1	0.61mi
909 S McKay Ave Dunn, NC	2.0	1.0	725	$995	$1.37	13d	1	1.21mi

Listing history 22 events

1. 2026-06-09
   status $65,000 Pending 17 DOM
2. 2026-06-08
   days on market $65,000 Active Under Contract 17 DOM
3. 2026-06-07
   days on market $65,000 Active Under Contract 16 DOM
4. 2026-06-05
   days on market $65,000 Active Under Contract 13 DOM
5. 2026-06-03
   days on market $65,000 Active Under Contract 12 DOM
6. 2026-06-02
   days on market $65,000 Active Under Contract 11 DOM
7. 2026-06-01
   days on market $65,000 Active Under Contract 10 DOM
8. 2026-05-31
   days on market $65,000 Active Under Contract 9 DOM
9. 2026-05-30
   days on market $65,000 Active Under Contract 8 DOM
10. 2026-05-21
    listed $65,000 Active
11. 2025-11-05
    historical
12. 2025-11-04
    price $74,000
13. 2025-05-06
    listed $79,000 Active
14. 2025-02-07
    status Active
15. 2025-02-03
    status Pending
16. 2025-02-03
    historical
17. 2024-10-23
    price $95,000
18. 2024-09-04
    price $99,000
19. 2024-06-21
    price $105,000
20. 2024-05-08
    listed $125,000 Active
21. 2024-04-13
    historical
22. 2024-04-04
    listed

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $12,550
• − Mortgage interest: −$3,641
• − Property taxes: −$587
• − Insurance: −$325
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,891
• Taxable income: $4,098
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $3,929/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• Rent YoY: —
• 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

-48.0% since first listed

13 events — show timeline

• 2026-05-21 Listed $65,000 TMLS
• 2025-11-05 Listing Removed — TMLS
• 2025-11-04 Price Changed $74,000 TMLS
• 2025-05-06 Listed $79,000 TMLS
• 2025-02-07 Relisted — TMLS
• 2025-02-03 Pending — TMLS
• 2025-02-03 Listing Removed — TMLS
• 2024-10-23 Price Changed $95,000 TMLS
• 2024-09-04 Price Changed $99,000 TMLS
• 2024-06-21 Price Changed $105,000 TMLS
• 2024-05-08 Listed $125,000 TMLS
• 2024-04-13 Rental Removed — BUILDIUM
• 2024-04-04 Listed for Rent — BUILDIUM

Property tax history

+1.7%/yr

Latest (2025): $587 · +4.5% YoY. Source: county tax records.