Litchfield Plan · Angier, NC 27501

$230,990

3 bd · 2.5 ba · 1,573 sqft · Townhouse · 22 Days on market

Good condition

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The Litchfield is a new construction townhome designed with an open-concept layout, efficient use of space, and modern functionality for everyday living. With a thoughtfully designed two-level floor plan, this home offers a balance of comfortable gathering areas and private retreats. The main level features a spacious, open layout that seamlessly connects the kitchen, dining area, and family room. This design creates a natural flow ideal for both entertaining and daily routines, with ample space to gather, relax, or host. The kitchen serves as the focal point of the home, offering a functional layout that integrates easily with the surrounding living areas. Upstairs, the primary suite provi

Key facts

• Two level floor plan
• Private suite
• Spacious open layout

Tags

• OPEN CONCEPT LAYOUT
• TWO LEVEL FLOOR PLAN
• SPACIOUS OPEN LAYOUT
• FUNCTIONAL KITCHEN LAYOUT
• PRIVATE SUITE
• GENEROUSLY SIZED CLOSET

Property features AI

Finance

• Financial info: List price $230,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Litchfield plan; New construction (Plan)
• Exterior features: Living area approximately 1,573

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan is Litchfield (new construction plan)

🏗️ New construction. The $230,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,658.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (13.1% below list).
• Recommended offer: $201k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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, schools 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.
• Market conditions: Rents rising (+1.5%/yr); 657 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $7k 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 22 days — a 2% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,802 (13.1% 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. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $229,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Clementine St #186	0.27mi	3/2.5	1,573 (0%)	2mo	$229,970	$146	86
36 Clementine St #189	0.27mi	3/2.5	1,588 (+1%)	2mo	$217,860	$137	84
38 Clementine St #188	0.27mi	3/2.5	1,603 (+2%)	2mo	$207,575	$129	83
34 Clementine St #190	0.27mi	3/2.5	1,618 (+3%)	2mo	$238,455	$147	81
40 Amaryllis Ln #139	0.37mi	3/2.5	1,578 (+0%)	3mo	$207,930	$132	80
93 Begonia St	0.14mi	3/2.5	1,700 (+8%)	0mo	$240,000	$141	80
70 Bloodroot St #113	0.31mi	3/2.5	1,622 (+3%)	3mo	$239,185	$147	78
16 Amaryllis Ln #144	0.36mi	3/2.5	1,603 (+2%)	3mo	$214,990	$134	78
14 Amaryllis Ln #145	0.36mi	3/2.5	1,603 (+2%)	3mo	$218,000	$136	78
34 Amaryllis Ln #140	0.36mi	3/2.5	1,603 (+2%)	3mo	$242,960	$152	78
6 Amaryllis Ln #147	0.35mi	3/2.5	1,618 (+3%)	3mo	$236,110	$146	76
112 Clementine St	0.26mi	3/2.5	1,418 (-10%)	1mo	$245,000	$173	71

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: -18.1%
• Equity multiple: 0.37×
• Total profit: $-40,279
• Equity at exit: $34,243

10-year hold

• IRR: -13.5%
• Equity multiple: 0.27×
• Total profit: $-47,131
• Equity at exit: $19,857

Cash invested: $64,304 (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: 657
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,445/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-1

Break-even live

Break-even rent $2,009

Max offer price $229,545

Occupancy floor 95%

Sensitivity live

Price	-10% $158	-5% $79	+0% $-1	+5% $-80	+10% $-159
Rent	-10% $-159	-5% $-80	+0% $-1	+5% $79	+10% $158
Rate	-1.0pp $115	-0.5pp $58	base $-1	+0.5pp $-60	+1.0pp $-121

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: $57,414
• Closing costs: $6,890
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,995	$1.06	14d	1	0.06mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,990	$1.05	24d	1	0.06mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	14d	1	0.38mi
105 Meadow Vista Ln Angier, NC	4.0	2.5	2121	$1,879	$0.89	14d	1	0.63mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,445	$1.21	22d	1	0.67mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	14d	1	0.67mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	22d	1	0.82mi
25 North St Angier, NC	3.0	2.0	1212	$1,750	$1.44	24d	1	0.91mi
242 S Raleigh St Angier, NC	2.0	2.5	1156	$1,800	$1.56	24d	1	0.93mi
278 S Raleigh St Angier, NC	2.0	2.5	1168	$1,500	$1.28	24d	1	0.94mi
170 Shelly Dr Angier, NC	2.0	2.5	1387	$1,445	$1.04	22d	1	1.18mi
167 Shelly Dr Angier, NC	1.0–2.0	1.0–2.5	946	$1,445	$1.53	22d	2	1.19mi
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	24d	1	1.23mi

Listing history 15 events

1. 2026-06-18
   days on market $230,990 Active 22 DOM
2. 2026-06-17
   days on market $230,990 Active 21 DOM
3. 2026-06-16
   days on market $230,990 Active 20 DOM
4. 2026-06-15
   days on market $230,990 Active 19 DOM
5. 2026-06-14
   days on market $230,990 Active 17 DOM
6. 2026-06-10
   days on market $230,990 Active 14 DOM
7. 2026-06-09
   days on market $230,990 Active 13 DOM
8. 2026-06-08
   days on market $230,990 Active 12 DOM
9. 2026-06-07
   days on market $230,990 Active 11 DOM
10. 2026-06-05
    days on market $230,990 Active 8 DOM
11. 2026-06-03
    days on market $230,990 Active 7 DOM
12. 2026-06-02
    days on market $230,990 Active 6 DOM
13. 2026-06-01
    days on market $230,990 Active 5 DOM
14. 2026-05-31
    days on market $230,990 Active 4 DOM
15. 2026-05-30
    days on market $230,990 Active 3 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: $24,096
• − Mortgage interest: −$12,864
• − Property taxes: −$3,445
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,681
• Taxable loss: −$3,898
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $926/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 · 6 photos

Good 80/100 None rehab

This new construction townhome is in excellent condition with a good condition score of 80. It offers a spacious, open-concept layout and modern amenities. The property is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Kitchen appliances — Modern appliances can attract more buyers and renters.
• Resale Bathroom fixtures — Upgraded fixtures can make bathrooms more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Bathroom fixtures — Upgraded fixtures can make bathrooms more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Angier, NC
• 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