168 Sugarmaple Way

Youngsville, NC 27596

$365,000F

5 bd · 3.0 ba · 2,329 sqft · Built 2026 · SingleFamily · Active · 143 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,497/mo
• Mortgage (P&I): −$2,500
• Tax + insurance: −$795
• HOA: −$50
• Vac / Maint / Mgmt: −$524
• Net cashflow: $-1,372/mo
• Annual: $-16,466/yr
• Cap rate: 2.84%
• Cash-on-cash: -12.33%
• DSCR: 0.45
• 1% rule: 0.52%
• Cash to close: $133,490

Investor read

• This is a 5-bed/3.0-bath single-family listed at $365k. Condition is rated excellent.
• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (31.6% below list).
• It's been on market 143 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $250k (31.6% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Location reads 68/100 on livability (#184 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Mill Elementary (math 40% / reading 34%, grade F, #771 of 1,410 statewide, top 57%, 403 students, 58% FRL); Cedar Creek Middle (math 32% / reading 37%, grade F, #292 of 475 statewide, top 62%, 515 students, 54% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 674 active listings in the ZIP; solid renter incomes; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 2 sale attempts; this cycle's ask has dropped $21k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• This rent runs 31% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• It's been on market 143 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.