917 Blawell St · Stedman, NC 28391

$249,900

3 bd · 3.0 ba · 1,717 sqft · SingleFamily public records · 1 Days on market

Built 2012 0.47 ac lot Est $266k · 6% under ↓ 31% since listing

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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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Charming 3-bedroom, 2-bath home on nearly a half-acre lot — private, fenced yard with covered back patio. Open-concept kitchen and living space with an eat-up bar, generous pantry, and plenty of room for entertaining. Spacious floorplan includes a large laundry room, tray ceiling in the primary bedroom, and a primary bath with a relaxing soaking tub and separate shower. Priced to sell — bring your personal touches and make this home yours.

Key facts

• Generous pantry
• Open-concept kitchen
• Soaking tub

Tags

• PRIVATE FENCED YARD
• COVERED BACK PATIO
• OPEN-CONCEPT KITCHEN
• GENEROUS PANTRY
• LARGE LAUNDRY ROOM
• SOAKING TUB

Property features AI

Finance

• Other: Lot approximately 0.47 acres; Living area listed as 1,720
• HOA & community: No association

Exterior

• Parking: Attached garage (2 spaces); Driveway
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable connected
• Home design: Single-story house; Vinyl siding; Architectural shingle roof; Slab foundation; Zoned R15
• Construction: Vinyl siding construction; Architectural shingle roof; Slab foundation; Built as a house (single level)
• Exterior features: Covered front porch; Rear patio/porch; Fenced yard (chain link and privacy fencing in back yard); Private yard; Rain gutters; Yard storage

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No traditional heating system listed; Central air; Heat pump; Ceiling fans; Electric
• Interior features: Granite counters; Kitchen island; Open floorplan; Pantry; Separate shower; Soaking tub; Tray ceilings; Walk-in shower; Propane fireplace (one)
• Laundry & utility: Main-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.6% below list).
• Recommended offer: $181k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 36 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $181,039 (27.6% 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: 0.72% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $266,135
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5916 Clarkton Ct	0.07mi	3/2.5	1,842 (+7%)	13mo	$285,000	$155	72
812 Raspberry Rd	0.28mi	4/2.0 (+1)	1,730 (+1%)	16mo	$265,000	$153	63
632 Blawell Cir	0.48mi	4/2.0 (+1)	1,877 (+9%)	22mo	$324,900	$173	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $123,681
• Equity at exit: $225,130

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $373,889
• Equity at exit: $485,501

Cash invested: $69,972 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 36
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-194

Break-even live

Break-even rent $2,057

Max offer price $215,546

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-124	+0% $-194	+5% $-265	+10% $-336
Rent	-10% $-337	-5% $-266	+0% $-194	+5% $-123	+10% $-51
Rate	-1.0pp $-69	-0.5pp $-131	base $-194	+0.5pp $-259	+1.0pp $-325

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 443-char remark
2. 2026-06-21
   listed $249,900 Active 1 DOM

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $2,521 · $210/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,725
• − Mortgage interest: −$13,998
• − Property taxes: −$2,521
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$7,270
• Taxable loss: −$6,789
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $-704/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stedman, NC
• Population (ZIP): 5,956

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.06%
• Current HPI: 331.7099
• Rent YoY: —
• Metro: —
• 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

-30.6% since first listed

2 events — show timeline

• 2026-06-19 Listed $249,900 TMLS
• 2012-05-31 Sold (Public Records) $360,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,521 · +20.4% YoY. Source: county tax records.