211 S Elm Ave · Dunn, NC 28334

$135,000

3 bd · 1.0 ba · 1,351 sqft · SingleFamily public records · 12 Days on market

Built 1904 Est $267k · 50% under

---

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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Tenant occupied. Perfect house for you to showcase your expertise and make this a showcase of the neighborhood Location close enough to walk to the new Harnett Advanced Technology training Center, downtown Dunn, grocery and other businesses. Minutes from I-95/73 Exit. Interior has good downstairs space with large kitchen with lots of cabinets and adjacent laundry room. Living plus dining room, bedroom, bath and sun porch. Upstairs has two rooms without closets. Enjoy fenced yard and covered front porch. appliances do not remain. 3 Window units.

Key facts

• Parking
• Built 1904
• Listed 12 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single family residence; One and one-half stories
• Construction: Asbestos construction material
• Exterior features: Back yard fencing; Corner lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Electric range; Refrigerator; No fireplace; Hardwood and vinyl flooring; Five total rooms; No basement

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$267,498) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.1% vs local median 4.0% 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: Dunn Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 799 students, 99% FRL); Dunn Middle (math 12% / reading 29%, grade F, #427 of 475 statewide, top 90%, 412 students, 99% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL) — zoned schools average 87% FRL vs 51% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $135,000

Questions for the listing agent

1. Built in 1904 — 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: 1.19% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $267,498
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 E Pearsall St	0.14mi	3/2.0	1,300 (-4%)	12mo	$225,000	$173	74
111 Spring Branch Rd	0.27mi	3/2.0	1,403 (+4%)	11mo	$199,879	$142	68
604 E Pope St	0.19mi	3/2.0	1,215 (-10%)	13mo	$240,500	$198	60
604 E Pope St	0.19mi	3/2.0	1,215 (-10%)	13mo	$240,500	$198	60
301 W Duke St	0.62mi	3/2.0	1,350 (-0%)	9mo	$250,000	$185	59
311 N Layton Ave	0.62mi	3/2.0	1,350 (-0%)	9mo	$202,500	$150	59
904 E Pope St	0.30mi	3/2.0	1,162 (-14%)	3mo	$86,000	$74	56
603 S Magnolia Ave	0.25mi	3/2.0	1,187 (-12%)	15mo	$265,900	$224	52
205 N Layton Ave	0.58mi	2/2.0 (-1)	1,360 (+1%)	15mo	$205,000	$151	50
309 S Mckay Ave	0.57mi	3/1.0	1,199 (-11%)	10mo	$245,000	$204	46
800 S Magnolia Ave	0.37mi	3/2.0	1,187 (-12%)	17mo	$265,900	$224	45
1022 E Harnett St	0.60mi	3/3.0	1,205 (-11%)	18mo	$245,000	$203	31

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,661
• Equity at exit: $20,129

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $40,290
• Equity at exit: $11,672

Cash invested: $37,800 (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: 341
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $433

Break-even live

Break-even rent $1,059

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $509	-5% $471	+0% $433	+5% $395	+10% $356
Rent	-10% $306	-5% $369	+0% $433	+5% $496	+10% $560
Rate	-1.0pp $501	-0.5pp $467	base $433	+0.5pp $398	+1.0pp $362

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	15d	1	0.33mi
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	15d	1	0.95mi
108 Jude Ct Dunn, NC	3.0	2.0	1350	$1,650	$1.22	23d	1	1.42mi

Listing history 9 events

1. 2026-06-21
   days on market $135,000 Active 12 DOM
2. 2026-06-18
   days on market $135,000 Active 9 DOM
3. 2026-06-17
   days on market $135,000 Active 8 DOM
4. 2026-06-16
   days on market $135,000 Active 7 DOM
5. 2026-06-15
   days on market $135,000 Active 6 DOM
6. 2026-06-14
   remarks 553-char remark
7. 2026-06-14
   days on market $135,000 Active 4 DOM
8. 2026-06-10
   remarks 511-char remark
9. 2026-06-10
   listed $135,000 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: $870 · $72/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$237/yr (+$20/mo · 27.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $19,284
• − Mortgage interest: −$7,562
• − Property taxes: −$870
• − Insurance: −$675
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$3,927
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,435/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

1 event — show timeline

• 2026-06-03 Listed $135,000 LPRMLS

Property tax history

+1.4%/yr

Latest (2025): $870 · +3.5% YoY. Source: county tax records.