83 E Pope St · Coats, NC 27521

$95,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 23 Days on market

Built 1929 0.29 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

Key facts

• Spacious corner lot
• Full renovation
• Mature trees

Tags

• SPACIOUS CORNER LOT
• MATURE TREES
• FULL RENOVATION

Property features AI

Finance

• Other: County: Harnett
• HOA & community: No association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Wood siding exterior; Block and brick/mortar foundation; Shingle roof; Built as a house (one level)
• Exterior features: Lot approximately 0.29 acres; Zoned R20; Publicly maintained road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type listed as Other); No central cooling
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.2% in Coats — 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 (#430 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Coats-Erwin Middle (math 27% / reading 38%, grade F, #312 of 475 statewide, top 66%, 606 students, 68% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 47 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $20k; list at $95k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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 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. 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: 1.70% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 E Pope St	0.00mi	3/1.0	1,160 (+4%)	0mo	$90,000	$78	94
179 W Hamer St	0.51mi	3/2.0	1,113 (-1%)	0mo	$254,900	$229	71
191 S Ida St	0.40mi	3/1.0	1,037 (-7%)	2mo	$210,000	$203	67
250 S Carrie St	0.49mi	3/1.0	1,230 (+10%)	1mo	$115,000	$93	60
211 E Washington St	0.29mi	3/2.0	1,270 (+13%)	0mo	$229,000	$180	60
16 S Church	0.32mi	3/2.0	1,207 (+8%)	10mo	$176,000	$146	60
221 E Washington St	0.29mi	3/2.0	1,270 (+13%)	1mo	$229,900	$181	59
229 E Washington St	0.30mi	3/2.0	1,270 (+13%)	2mo	$240,000	$189	58
221 E Jackson St	0.36mi	3/2.0	1,270 (+13%)	3mo	$245,000	$193	54
301 S Isabella St	0.52mi	2/2.0 (-1)	1,053 (-6%)	8mo	$190,000	$180	50
440 S Church St	0.69mi	2/2.0 (-1)	1,165 (+4%)	8mo	$200,000	$172	46
727 N Orange St	0.57mi	3/2.0	1,288 (+15%)	2mo	$199,900	$155	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.11×
• Total profit: $29,495
• Equity at exit: $14,165

10-year hold

• IRR: 34.3%
• Equity multiple: 4.14×
• Total profit: $83,400
• Equity at exit: $8,214

Cash invested: $26,600 (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 27521

• Home prices YoY: -16.1%
• Active inventory: 47
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $705

Break-even live

Break-even rent $718

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $759	-5% $732	+0% $705	+5% $678	+10% $652
Rent	-10% $578	-5% $642	+0% $705	+5% $769	+10% $833
Rate	-1.0pp $753	-0.5pp $729	base $705	+0.5pp $681	+1.0pp $656

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-01
   listed $95,000 Active
2. 2014-07-28
   soldstatus $20,025 157-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

3. 2014-07-28
   soldstatus $20,025 158-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

4. 2014-07-28
   soldstatus $20,025 157-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

5. 2014-04-19
   listed $25,000 157-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

6. 2014-04-19
   listed $25,000 158-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

7. 2014-04-19
   listed $25,000 157-char remark

   Show marketing remark (157 chars)

   Nice lot in the town of Coats ready for a new owner. Price is reflective of lot only and no value is given to the structure. Motivated seller, make an offer!

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$426/yr (+$36/mo · 120.9%)

ⓘ 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 ≥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: $19,328
• − Mortgage interest: −$5,321
• − Property taxes: −$353
• − Insurance: −$475
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,764
• Taxable income: $7,323
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $6,706/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 — Coats

• Score: 63/100
• State rank: #430
• US rank: #15847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coats, NC
• County: Harnett County · 125,715 people
• City population: 6,549
• Metro: Fayetteville, NC
• Population (ZIP): 6,549
• Household income: $61,590
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 163.0

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% Hispanic / Latino 18% Black 14% Native American 9% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -42.32%
• Current HPI: 220.9205
• 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

+280.0% since first listed

7 events — show timeline

• 2026-05-01 Listed $95,000 TMLS
• 2014-07-28 Sold (MLS) $20,025 AMLSNC
• 2014-07-28 Sold (MLS) $20,025 LPRMLS
• 2014-07-28 Sold (MLS) $20,025 TMLS
• 2014-04-19 Listed $25,000 AMLSNC
• 2014-04-19 Listed $25,000 LPRMLS
• 2014-04-19 Listed $25,000 TMLS

Property tax history

-7.2%/yr

Latest (2025): $353 · +0.0% YoY. Source: county tax records.