Litchfield Plan · Angier, NC 27501

$230,990

3 bd · 2.5 ba · 1,573 sqft · Townhouse · 96 Days on market

Good condition Garage

---

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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• 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.

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

🏗️ New construction. The $230,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,239.

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 $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (16.0% below list).
• Recommended offer: $194k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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, commute 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% 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 average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1097 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 32% 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 96 days — a 9% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,000 (16.0% 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 96 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $248,239
• List price: $230,990
• Delta: -6.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Clementine St #187	0.27mi	3/2.5	1,603 (+2%)	4mo	$217,705	$136	80
50 Anastasia St #148	0.34mi	3/2.5	1,573 (0%)	4mo	$227,500	$145	80
86 Amaryllis Ln #129	0.39mi	3/2.5	1,578 (+0%)	3mo	$212,930	$135	79
54 Amaryllis Ln #136	0.37mi	3/2.5	1,588 (+1%)	4mo	$213,830	$135	78
50 Amaryllis Ln #137	0.37mi	3/2.5	1,586 (+1%)	4mo	$232,385	$147	78
90 Amaryllis Ln #128	0.39mi	3/2.5	1,603 (+2%)	1mo	$256,095	$160	78
58 Amaryllis Ln #135	0.37mi	3/2.5	1,603 (+2%)	4mo	$229,805	$143	76
74 Amaryllis Ln #132	0.38mi	3/2.5	1,603 (+2%)	3mo	$235,155	$147	76
78 Amaryllis Ln #131	0.38mi	3/2.5	1,603 (+2%)	3mo	$218,005	$136	76
82 Amaryllis Ln #130	0.38mi	3/2.5	1,603 (+2%)	3mo	$212,915	$133	76
62 Amaryllis Ln #134	0.37mi	3/2.5	1,618 (+3%)	4mo	$214,220	$132	75
108 Clementine St	0.26mi	3/2.5	1,418 (-10%)	4mo	$223,000	$157	68

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: -23.3%
• Equity multiple: 0.21×
• Total profit: $-54,789
• Equity at exit: $37,013

10-year hold

• IRR: -22.5%
• Equity multiple: -0.07×
• Total profit: $-74,298
• Equity at exit: $21,463

Cash invested: $69,507 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 23 under contract
• Months of supply: 0.9 mo (111%/mo absorbed)
• Median asking: $269,900 ($194/sqft)
• Median days on market: 100 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.6% vs current asking $/sqft

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

ZIP-level market 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 1097
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,302
• Tax est. 1.5%: −$310 /mo · $3,724/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-183

Break-even live

Break-even rent $2,172

Max offer price $221,770

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-97	+0% $-183	+5% $-269	+10% $-354
Rent	-10% $-336	-5% $-260	+0% $-183	+5% $-106	+10% $-30
Rate	-1.0pp $-58	-0.5pp $-120	base $-183	+0.5pp $-247	+1.0pp $-313

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: $62,060
• Closing costs: $7,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,990	$1.05	164d	1	0.06mi
24 Blackthorn Ln Angier, NC	3.0	3.0	1890	$1,995	$1.06	154d	1	0.06mi
15 Bluebottle St Angier, NC	3.0	2.5	1603	$1,697	$1.06	10d	1	0.18mi
90 Hyacinth Ln Angier, NC	3.0	2.5	1591	$1,750	$1.10	2d	1	0.21mi
108 Clementine St Sanford, NC	3.0	2.5	1418	$1,675	$1.18	51d	1	0.24mi
573 Circle Dr Angier, NC	3.0	2.0	1520	$2,000	$1.32	51d	1	0.26mi
158 Kay Ln Angier, NC	3.0	2.0	1237	$1,695	$1.37	154d	1	0.38mi
172 Horseshoe Pl Angier, NC	4.0	3.0	2069	$2,250	$1.09	10d	1	0.51mi
172 Horseshoe Pl Angier, NC	4.0	3.0	2069	$2,250	$1.09	33d	1	0.51mi
129 Landmark Dr Angier, NC	3.0	2.0	1150	$1,575	$1.37	10d	1	0.61mi
105 Meadow Vista Ln Angier, NC	4.0	2.5	2121	$1,879	$0.89	154d	1	0.63mi
285 N Willow St Apt 14 Angier, NC	2.0	2.5	1192	$1,367	$1.15	10d	1	0.67mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,445	$1.21	162d	1	0.67mi
285 N Willow St Apt 13 Angier, NC	2.0	2.5	1192	$1,367	$1.15	7d	1	0.67mi
285 N Willow St Angier, NC	2.0	2.5	1192	$1,367	$1.15	7d	1	0.67mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	154d	1	0.67mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	162d	1	0.82mi
390 S Broad St E Apt 32 Angier, NC	2.0	2.5	1180	$1,445	$1.22	10d	1	0.91mi
390 S Broad St E Angier, NC	2.0	2.5	1180	$1,445	$1.22	10d	1	0.91mi
25 North St Angier, NC	3.0	2.0	1212	$1,750	$1.44	164d	1	0.91mi
242 S Raleigh St Angier, NC	2.0	2.5	1156	$1,800	$1.56	164d	1	0.93mi
278 S Raleigh St Angier, NC	2.0	2.5	1168	$1,500	$1.28	164d	1	0.94mi
164 Shelly Dr Angier, NC	2.0	2.5	1387	$1,395	$1.01	51d	1	1.17mi
170 Shelly Dr Angier, NC	2.0	2.5	1387	$1,395	$1.01	51d	1	1.18mi
174 Shelly Dr Angier, NC	2.0	2.5	1387	$1,395	$1.01	10d	1	1.18mi
167 Shelly Dr Apt 9 Angier, NC	2.0	1.0–2.5	1056	$1,316	$1.25	1d	3	1.20mi
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	164d	1	1.23mi

Property features AI

Finance

• Financial info: List price $230,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Litchfield planNew 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)

Listing history 50 events

1. 2026-08-31
   days on market $230,990 Active 96 DOM
2. 2026-08-29
   days on market $230,990 Active 94 DOM
3. 2026-08-28
   days on market $230,990 Active 93 DOM
4. 2026-08-27
   days on market $230,990 Active 92 DOM
5. 2026-08-26
   days on market $230,990 Active 91 DOM
6. 2026-08-25
   days on market $230,990 Active 90 DOM
7. 2026-08-24
   days on market $230,990 Active 89 DOM
8. 2026-08-23
   days on market $230,990 Active 88 DOM
9. 2026-08-22
   days on market $230,990 Active 87 DOM
10. 2026-08-21
    days on market $230,990 Active 86 DOM
11. 2026-08-20
    days on market $230,990 Active 85 DOM
12. 2026-08-19
    days on market $230,990 Active 84 DOM
13. 2026-08-18
    days on market $230,990 Active 83 DOM
14. 2026-08-16
    days on market $230,990 Active 81 DOM
15. 2026-08-15
    days on market $230,990 Active 80 DOM
16. 2026-08-14
    days on market $230,990 Active 79 DOM
17. 2026-08-13
    days on market $230,990 Active 78 DOM
18. 2026-08-12
    days on market $230,990 Active 77 DOM
19. 2026-08-11
    days on market $230,990 Active 76 DOM
20. 2026-08-10
    days on market $230,990 Active 75 DOM
21. 2026-08-09
    days on market $230,990 Active 74 DOM
22. 2026-08-08
    days on market $230,990 Active 73 DOM
23. 2026-08-07
    days on market $230,990 Active 72 DOM
24. 2026-08-06
    days on market $230,990 Active 71 DOM
25. 2026-08-05
    days on market $230,990 Active 70 DOM
26. 2026-08-04
    days on market $230,990 Active 69 DOM
27. 2026-08-03
    days on market $230,990 Active 68 DOM
28. 2026-07-31
    days on market $230,990 Active 65 DOM
29. 2026-07-29
    days on market $230,990 Active 63 DOM
30. 2026-07-27
    days on market $230,990 Active 61 DOM
31. 2026-07-25
    days on market $230,990 Active 59 DOM
32. 2026-07-23
    days on market $230,990 Active 57 DOM
33. 2026-07-22
    days on market $230,990 Active 56 DOM
34. 2026-07-21
    days on market $230,990 Active 55 DOM
35. 2026-07-18
    days on market $230,990 Active 52 DOM
36. 2026-07-16
    days on market $230,990 Active 50 DOM
37. 2026-07-16
    days on market $230,990 Active 49 DOM
38. 2026-07-14
    days on market $230,990 Active 48 DOM
39. 2026-07-13
    days on market $230,990 Active 47 DOM
40. 2026-07-12
    days on market $230,990 Active 46 DOM
41. 2026-07-11
    days on market $230,990 Active 45 DOM
42. 2026-07-10
    days on market $230,990 Active 44 DOM
43. 2026-07-09
    days on market $230,990 Active 43 DOM
44. 2026-07-08
    days on market $230,990 Active 42 DOM
45. 2026-07-07
    days on market $230,990 Active 41 DOM
46. 2026-07-06
    days on market $230,990 Active 40 DOM
47. 2026-07-05
    days on market $230,990 Active 39 DOM
48. 2026-07-04
    days on market $230,990 Active 38 DOM
49. 2026-07-03
    days on market $230,990 Active 37 DOM
50. 2026-07-02
    days on market $230,990 Active 36 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: $23,280
• − Mortgage interest: −$13,905
• − Property taxes: −$3,724
• − Insurance: −$1,241
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$7,222
• Taxable loss: −$6,536
• Est. tax savings @ 24.0%: +$1,569
• After-tax cash flow: $-626/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. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Angier Elementary F NC #1,218/1,410 Nat'l #32,906/41,679 Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett Central High D- NC #334/535 Nat'l #6,330/17,239

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

B Composite livability gradescore 73/100

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 · 153,758 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: 9% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: List price $230,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Litchfield planNew 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)