0 Lot 28 Chartres St · Mamers, NC 27526

$20,000

None bd · None ba · — sqft · Land · 124 Days on market

0.45 ac lot ↓ 46% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This homesite offers the perfect blend of privacy and neighborhood charm, with convenient access to local shopping, dining, and major highways. Enjoy a peaceful setting with room to create the custom home you’ve been envisioning in one of the area’s growing and sought-after locations. Adjacent lot 27 is also available.

Key facts

• Growing location
• Custom home
• Dining

Tags

• LOCAL SHOPPING
• DINING
• MAJOR HIGHWAYS
• CUSTOM HOME
• GROWING LOCATION
• SOUGHT-AFTER LOCATION

Property features AI

Finance

• Other: Property listed as new construction
• HOA & community: Homeowners association with an annual fee of $40 (about $3.33/month)

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; 2-car garage
• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Single family residence; Two-story
• Construction: Vinyl siding
• Exterior features: New construction; Lot in Captains Landing subdivision; Lot approximately 0.45 acres

Interior

• Bedrooms: Total of 11 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Carpet and vinyl flooring; No basement

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a land listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 89.9% vs local median 2.6% in Mamers — 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 (#391 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, amenities 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: Lafayette Elementary (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 625 students, 39% 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 at 53% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1165 active listings in the ZIP; high-income renter base; 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 $138 of loan paydown is wiped out by about $600 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 + 3.1% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $221k (92%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 58% 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 $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 9.70% ✓
• Cap rate: 89.93%
• Cash-on-cash: 298.70%
• DSCR: 14.29
• GRM: 0.9

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
0 Bourbon St	0.19mi	—/—	—	18mo	$44,000	—	64
131 Dauphine St	0.26mi	—/—	—	14mo	$40,000	—	64
0 Ponchartrain St	0.36mi	—/—	—	13mo	$45,000	—	60
Lot #45 Chartress Street St	0.21mi	—/—	—	22mo	$20,000	—	60
1 Natchez Trce	0.51mi	—/—	—	5mo	$45,000	—	60
114 Basin St	0.61mi	—/—	—	1mo	$20,000	—	58
Lot 10 Natchez Trace Lot 10 Blk 1	0.51mi	—/—	—	6mo	$65,000	—	58
285 Natchez Trce	0.32mi	—/—	—	21mo	$60,000	—	55
878 Natchez Trce	0.36mi	—/—	—	20mo	$30,000	—	54
1141 Natchez Trce	0.58mi	—/—	—	13mo	$25,500	—	49
1159 Natchez Trce	0.60mi	—/—	—	13mo	$25,500	—	48
0 Clay St	0.62mi	—/—	—	24mo	$30,000	—	39

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.57×
• Total profit: $81,610
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 33.35×
• Total profit: $181,180
• Equity at exit: $1,729

Cash invested: $5,600 (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 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1165
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,327

Break-even live

Break-even rent $259

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,341	-5% $1,334	+0% $1,327	+5% $1,321	+10% $1,314
Rent	-10% $1,174	-5% $1,251	+0% $1,327	+5% $1,404	+10% $1,481
Rate	-1.0pp $1,338	-0.5pp $1,333	base $1,327	+0.5pp $1,322	+1.0pp $1,317

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $20,000 Active 124 DOM
2. 2026-06-18
   days on market $20,000 Active 121 DOM
3. 2026-06-17
   days on market $20,000 Active 120 DOM
4. 2026-06-16
   days on market $20,000 Active 119 DOM
5. 2026-06-15
   days on market $20,000 Active 118 DOM
6. 2026-06-14
   pricedays on marketlisting id $20,000 Active 116 DOM
7. 2026-06-10
   days on market $319,000 Active 93 DOM
8. 2026-06-09
   days on market $319,000 Active 92 DOM
9. 2026-06-08
   days on market $319,000 Active 91 DOM
10. 2026-06-07
    days on market $319,000 Active 90 DOM
11. 2026-06-05
    days on market $319,000 Active 87 DOM
12. 2026-06-03
    days on market $319,000 Active 86 DOM
13. 2026-06-02
    days on market $319,000 Active 85 DOM
14. 2026-06-01
    days on market $319,000 Active 84 DOM
15. 2026-05-31
    days on market $319,000 Active 83 DOM
16. 2026-05-30
    days on market $319,000 Active 82 DOM
17. 2026-04-13
    price $20,000 332-char remark

    Show marketing remark (332 chars)

    This homesite offers the perfect blend of privacy and neighborhood charm, with convenient access to local shopping, dining, and major highways. Enjoy a peaceful setting with room to create the custom home you’ve been envisioning in one of the area’s growing and sought-after locations. Adjacent lot 27 is also available.

18. 2026-03-17
    price $319,000
19. 2026-03-09
    listed $240,900 Active
20. 2026-02-17
    listed $30,000 Active 332-char remark

    Show marketing remark (332 chars)

    This homesite offers the perfect blend of privacy and neighborhood charm, with convenient access to local shopping, dining, and major highways. Enjoy a peaceful setting with room to create the custom home you’ve been envisioning in one of the area’s growing and sought-after locations. Adjacent lot 27 is also available.

21. 2025-08-22
    price $30,000
22. 2025-06-17
    listed $37,290 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $23,273
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$897
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$582
• Taxable income: $16,650
• Est. tax owed @ 24.0%: −$3,996
• After-tax cash flow: $11,934/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 — Mamers

• Score: 63/100
• State rank: #391
• US rank: #15191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wake County · 1,216,256 people
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 844.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, 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

-46.4% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $20,000 LPRMLS
• 2026-03-17 Price Changed $319,000 LPRMLS
• 2026-03-09 Listed $240,900 LPRMLS
• 2026-02-17 Listed $30,000 LPRMLS
• 2025-08-22 Price Changed $30,000 LPRMLS
• 2025-06-17 Listed $37,290 LPRMLS