63 Carolina Dr · Angier, NC 27501

$260,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 40 Days on market

Built 1991 0.46 ac lot Est $285k · 9% under

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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 +15.1/30.0
• ARV discount +11.4/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home offering comfort, style, and space! Step inside to find a thoughtfully upgraded interior featuring custom soft-close cabinetry, stainless steel appliances, and stylish LVP flooring throughout. The home is enhanced with LED cabinet lighting, ceiling fans, and elegant skylights that fill the space with natural light. The spacious primary suite includes a private en-suite bathroom and a large walk-in closet, providing a relaxing retreat. Situated on nearly half an acre, this property features a large backyard with plenty of space to enjoy. With NO HOA and located outside city limits, you'll enjoy added privacy and no city taxes. The s

Key facts

• Ceiling fans
• Elegant skylights
• Lvp flooring

Tags

• CUSTOM SOFT-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• LVP FLOORING
• LED CABINET LIGHTING
• CEILING FANS
• ELEGANT SKYLIGHTS

Property features AI

Finance

• Other: Zoning: RA-30
• Financial info: Annual property tax listed
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank
• Home design: Manufactured house (double wide); One level
• Construction: Vinyl siding; Built as a manufactured double-wide
• Exterior features: Shingle roof; Private maintained road; Lot approximately 0.46 acres

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Granite counters
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating (electric); Central air (electric)
• Interior features: Bathtub/Shower combination; Ceiling fans; Crown molding; Granite counters; High ceilings; Smooth ceilings; Walk-in closet(s)
• Laundry & utility: Washer/Dryer included; Laundry closet; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $206k (20.8% below list).
• Recommended offer: $206k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Angier — 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 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% FRL); Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett Central High (math 43% / reading 51%, grade D-, #334 of 535 statewide, top 64%, 1,474 students, 56% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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.
• Harnett County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.
• Current owner paid $140k; list at $260k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $205,873 (20.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $285,012
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2998 Matthews Mill Pond Rd	0.74mi	3/2.5	1,511 (+8%)	10mo	$307,000	$203	43

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-40,056
• Equity at exit: $38,767

10-year hold

• IRR: -9.8%
• Equity multiple: 0.44×
• Total profit: $-40,956
• Equity at exit: $22,480

Cash invested: $72,800 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 662
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $84

Break-even live

Break-even rent $1,953

Max offer price $260,000

Occupancy floor 91%

Sensitivity live

Price	-10% $231	-5% $157	+0% $84	+5% $10	+10% $-64
Rent	-10% $-79	-5% $2	+0% $84	+5% $165	+10% $246
Rate	-1.0pp $215	-0.5pp $150	base $84	+0.5pp $16	+1.0pp $-52

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Oxford Dr Angier, NC	3.0	2.0	1693	$1,600	$0.95	25d	1	0.99mi
75 Viola Ln Angier, NC	3.0	2.0	1200	$2,000	$1.67	25d	1	1.18mi
50 Chedworth Dr Angier, NC	3.0	2.0	1384	$2,095	$1.51	25d	1	1.40mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	25d	1	1.50mi

Listing history 22 events

1. 2026-06-15
   days on market $260,000 Active 40 DOM
2. 2026-06-14
   statusdays on market $260,000 Active 38 DOM
3. 2026-05-22
   status Pending
4. 2026-04-17
   listed $260,000 Active
5. 2026-01-14
   historical
6. 2025-12-10
   price $275,000
7. 2025-11-03
   listed $285,000 Active
8. 2025-09-30
   historical
9. 2025-08-24
   price $280,900
10. 2025-06-27
    listed $285,900 Active
11. 2022-10-25
    soldstatus $140,000 Closed
12. 2022-10-25
    soldstatus $140,000
13. 2022-10-25
    soldstatus $140,000
14. 2022-10-06
    status Pending
15. 2022-08-26
    price $159,900
16. 2022-08-25
    status Active
17. 2022-08-03
    status Pending
18. 2022-07-20
    price $179,900
19. 2022-07-11
    price $195,000
20. 2022-07-06
    listed $199,900 Active
21. 2022-06-30
    historical $199,900
22. 2022-06-30
    listed $159,900

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$1,280/yr (+$107/mo · 150.1%)

ⓘ 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 71% 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: $24,705
• − Mortgage interest: −$14,564
• − Property taxes: −$852
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$7,564
• Taxable loss: −$3,528
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $1,850/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 — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harnett County · 125,715 people
• City population: 24,806
• 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 (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 (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 · 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: ▼ -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

+62.6% since first listed

20 events — show timeline

• 2026-05-22 Pending — TMLS
• 2026-04-17 Listed $260,000 TMLS
• 2026-01-14 Listing Removed — TMLS
• 2025-12-10 Price Changed $275,000 TMLS
• 2025-11-03 Listed $285,000 TMLS
• 2025-09-30 Listing Removed — TMLS
• 2025-08-24 Price Changed $280,900 TMLS
• 2025-06-27 Listed $285,900 TMLS
• 2022-10-25 Sold (Public Records) $140,000 Public Records
• 2022-10-25 Sold (MLS) $140,000 AMLSNC
• 2022-10-25 Sold (MLS) $140,000 TMLS
• 2022-10-06 Pending — TMLS
• 2022-08-26 Price Changed $159,900 TMLS
• 2022-08-25 Relisted — TMLS
• 2022-08-03 Pending — TMLS
• 2022-07-20 Price Changed $179,900 TMLS
• 2022-07-11 Price Changed $195,000 TMLS
• 2022-07-06 Listed $199,900 TMLS
• 2022-06-30 Coming Soon $199,900 TMLS
• 2022-06-30 Listed $159,900 AMLSNC

Property tax history

-0.4%/yr

Latest (2024): $852 · +1.3% YoY. Source: county tax records.