Cameron Plan · Sanford, NC 27330

$240,990

3 bd · 2.5 ba · 1,593 sqft · Townhouse · 152 Days on market

Good condition 1-car garage

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this two-story townhome is host to an inviting open floorplan that seamlessly connects a chef-inspired kitchen, spacious Great Room and comfortable dining area. Three bedrooms can be found upstairs, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and walk-in closet.

Key facts

• Spacious great room
• Luxe owner's suite
• Open floorplan

Tags

• OPEN FLOORPLAN
• CHEF-INSPIRED KITCHEN
• SPACIOUS GREAT ROOM
• COMFORTABLE DINING AREA
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM

🏗️ New construction. The $240,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (27.9% below list).
• Recommended offer: $174k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, commute F.
• Lee County Schools (rural): math 31% / reading 39% proficiency, ranked #131 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tramway Elementary (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 545 students, 47% FRL); East Lee Middle (math 21% / reading 37%, grade F, #350 of 475 statewide, top 74%, 531 students, 71% FRL); Lee County High (math 39% / reading 44%, grade F, #381 of 535 statewide, top 72%, 1,508 students, 60% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 802 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/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.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,719 (27.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $260,000
• List price: $240,990
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Venetian Dr	0.15mi	3/2.5	1,581 (-1%)	6mo	$237,000	$150	87
421 Venetian Dr	0.15mi	3/2.5	1,581 (-1%)	9mo	$237,490	$150	84
409 Venetian Dr	0.14mi	3/2.5	1,581 (-1%)	10mo	$243,540	$154	84
437 Venetian Dr	0.18mi	3/2.5	1,592 (-0%)	9mo	$246,335	$155	84
457 Venetian Dr	0.21mi	3/2.0	1,593 (0%)	6mo	$251,885	$158	83
481 Venetian Dr	0.20mi	3/2.5	1,427 (-10%)	3mo	$252,935	$177	71
473 Venetian Dr	0.28mi	3/2.5	1,428 (-10%)	1mo	$229,935	$161	69
477 Venetian Dr	0.28mi	3/2.5	1,428 (-10%)	4mo	$245,000	$172	66

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.09×
• Total profit: $-66,187
• Equity at exit: $38,767

10-year hold

• IRR: -19.2%
• Equity multiple: -0.10×
• Total profit: $-79,816
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 12 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $262,576 ($142/sqft)
• Median days on market: 65 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27330

• Home prices YoY: -19.4%
• Rents YoY: 4.7%
• Active inventory: 802
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-424

Break-even live

Break-even rent $2,274

Max offer price $198,586

Occupancy floor —

Sensitivity live

Price	-10% $-245	-5% $-335	+0% $-424	+5% $-514	+10% $-604
Rent	-10% $-562	-5% $-493	+0% $-424	+5% $-356	+10% $-287
Rate	-1.0pp $-293	-0.5pp $-358	base $-424	+0.5pp $-492	+1.0pp $-560

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
473 Venetian Dr Sanford, NC	3.0	2.5	1428	$1,650	$1.16	4d	1	0.27mi
2902 Cornell Dr Sanford, NC	3.0	1.0	1356	$1,500	$1.11	6d	1	0.82mi
165 Firethorn Ln Sanford, NC	3.0	2.0	1188	$1,385	$1.17	0d	6	1.17mi
358 Groveway Loop Sanford, NC	1.0–3.0	1.0–2.0	994	$1,925	$1.94	0d	25	1.26mi
3401 Meade St Sanford, NC	3.0	2.0	1172	$1,350	$1.15	2d	1	1.38mi
1433 Goldsboro Ave Sanford, NC	3.0	2.5	1873	$1,795	$0.96	6d	1	1.40mi

Property features AI

Finance

• Other: Virtual tour available for the model home
• Financial info: List price noted (plan-based listing)

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: New-construction single-family home — Cameron planEntry listed under Cameron Plan address
• Construction: Built as part of 2026 inventory (plan)Plan-based construction details
• Exterior features: Living area approximately 1,593 (per plan)

Interior

• Kitchen: Included as part of the new-construction Cameron plan
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan model)

Listing history 50 events

1. 2026-09-24
   days on market $240,990 Active 152 DOM
2. 2026-09-24
   days on market $240,990 Active 151 DOM
3. 2026-09-22
   days on market $240,990 Active 150 DOM
4. 2026-09-20
   days on market $240,990 Active 148 DOM
5. 2026-09-18
   days on market $240,990 Active 146 DOM
6. 2026-09-17
   days on market $240,990 Active 145 DOM
7. 2026-09-16
   days on market $240,990 Active 144 DOM
8. 2026-09-15
   days on market $240,990 Active 143 DOM
9. 2026-09-14
   days on market $240,990 Active 142 DOM
10. 2026-09-13
    days on market $240,990 Active 141 DOM
11. 2026-09-12
    days on market $240,990 Active 140 DOM
12. 2026-09-11
    days on market $240,990 Active 139 DOM
13. 2026-09-05
    days on market $240,990 Active 133 DOM
14. 2026-09-04
    days on market $240,990 Active 132 DOM
15. 2026-09-03
    days on market $240,990 Active 131 DOM
16. 2026-09-02
    days on market $240,990 Active 130 DOM
17. 2026-08-30
    days on market $240,990 Active 127 DOM
18. 2026-08-29
    days on market $240,990 Active 126 DOM
19. 2026-08-28
    days on market $240,990 Active 125 DOM
20. 2026-08-27
    days on market $240,990 Active 124 DOM
21. 2026-08-26
    days on market $240,990 Active 123 DOM
22. 2026-08-25
    days on market $240,990 Active 122 DOM
23. 2026-08-24
    days on market $240,990 Active 121 DOM
24. 2026-08-23
    days on market $240,990 Active 120 DOM
25. 2026-08-22
    days on market $240,990 Active 119 DOM
26. 2026-08-21
    days on market $240,990 Active 118 DOM
27. 2026-08-20
    days on market $240,990 Active 117 DOM
28. 2026-08-19
    days on market $240,990 Active 116 DOM
29. 2026-08-18
    days on market $240,990 Active 115 DOM
30. 2026-08-17
    days on market $240,990 Active 114 DOM
31. 2026-08-16
    days on market $240,990 Active 113 DOM
32. 2026-08-15
    days on market $240,990 Active 112 DOM
33. 2026-08-15
    days on market $240,990 Active 111 DOM
34. 2026-08-13
    days on market $240,990 Active 110 DOM
35. 2026-08-12
    days on market $240,990 Active 109 DOM
36. 2026-08-11
    days on market $240,990 Active 108 DOM
37. 2026-08-10
    days on market $240,990 Active 107 DOM
38. 2026-08-09
    days on market $240,990 Active 106 DOM
39. 2026-08-08
    days on market $240,990 Active 105 DOM
40. 2026-08-07
    days on market $240,990 Active 104 DOM
41. 2026-08-06
    days on market $240,990 Active 103 DOM
42. 2026-08-05
    days on market $240,990 Active 102 DOM
43. 2026-08-04
    days on market $240,990 Active 101 DOM
44. 2026-08-03
    days on market $240,990 Active 100 DOM
45. 2026-07-31
    days on market $240,990 Active 97 DOM
46. 2026-07-30
    days on market $240,990 Active 96 DOM
47. 2026-07-29
    days on market $240,990 Active 95 DOM
48. 2026-07-27
    days on market $240,990 Active 93 DOM
49. 2026-07-25
    days on market $240,990 Active 91 DOM
50. 2026-07-23
    days on market $240,990 Active 89 DOM

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

Taxation est. · year 1

• Rental income: $20,846
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$7,564
• Taxable loss: −$9,817
• Est. tax savings @ 24.0%: +$2,356
• After-tax cash flow: $-2,737/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,965–$23,895 screening

This well-maintained townhome is move-in ready with a good condition score and minimal repairs needed. Updates to the exterior and interior can significantly increase its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and aesthetics ↑
• Both Replace flooring — Modernizes the space and increases value ↑
• Both Update kitchen appliances — Modernizes the space and increases value ↑
• Both Update bathroom fixtures — Modernizes the space and increases value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Broadway Elementary F NC #1,153/1,410 Nat'l #31,434/41,679 Middle Sanlee Middle School F NC #256/475 Nat'l #6,708/14,009 High Lee County High F NC #381/535 Nat'l #7,907/17,239

Schools (NCES district)

• District: Lee County Schools
• NCES district ID: 3702560
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $45,300
• Composite: 29.87/100
• National rank: #6403
• State rank: #131 of 178 in NC

B Composite livability gradescore 72/100

Livability — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanford, NC
• County: Lee County · 63,008 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 39,778
• Household income: $61,300
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 14% of renters

---

Population outlook (Lee County) Hauer SSP2

• Today (2025): 63,008 people
• By 2030: 64,443 · +2.3%
• By 2040: 66,898 · +6.2%
• By 2050: 68,310 · +8.4%
• By 2075: 70,920 · +12.6%
• By 2100: 70,402 · +11.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 21% Black 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 17%

---

Political lean MEDSL · Lee

• 2024 margin: R (+17.5) · D 40.8% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -8.4pp · 2024: -17.5pp
• All cycles: 2024: R+17.5 2020: R+14.9 2016: R+13.2 2012: R+10.2 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.62%
• Current HPI: 302.3589
• Rent YoY: ▲ 4.66%
• Metro: Sanford, 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

Property features AI

Finance

• Other: Virtual tour available for the model home
• Financial info: List price noted (plan-based listing)

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: New-construction single-family home — Cameron planEntry listed under Cameron Plan address
• Construction: Built as part of 2026 inventory (plan)Plan-based construction details
• Exterior features: Living area approximately 1,593 (per plan)

Interior

• Kitchen: Included as part of the new-construction Cameron plan
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan model)