241 Stone Valley Ln Unit 74 · Wilson's Mills, NC 27520

$249,490

3 bd · 2.5 ba · 1,447 sqft · Condo · 117 Days on market

Built 2026 Excellent condition Garage $172/sqft · at area comps Est $261k · at est. $128/mo HOA · 6% of rent ↓ 4% since listing

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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 +9.5/15.0
• Cash flow +7.7/30.0
• Condition / age +4.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Offering buyers up to $5,000 towards closing costs when financing with affiliated lender, Trailblazer Mortgage. See onsite sales agents for details. Julia Benjamin: 984-208-2234. Maximus Wood: 919-948-7082. Demetria Batchelor: 919-858-6062. Welcome home to the Dogwood--a thoughtfully designed, brand-new townhome offering 1,447 square feet of beautifully crafted living space. This 3-bedroom, 2.5-bath layout blends modern functionality with everyday comfort, perfect for relaxing evenings or entertaining guests. From the moment you enter, you're greeted by a bright, open foyer that leads into the heart of the home.

Key facts

• Large center island
• Open concept design
• Flexible loft area

Tags

• OPEN CONCEPT DESIGN
• LARGE CENTER ISLAND
• DEDICATED BREAKFAST NOOK
• FLEXIBLE LOFT AREA
• FULL LAUNDRY ROOM
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $249k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.6% below list).
• Recommended offer: $198k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Wilson's Mills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilson'S Mills Elementary (math 22% / reading 23%, grade F, #1,175 of 1,410 statewide, top 84%, 503 students, 82% FRL); Smithfield Middle (math 20% / reading 32%, grade F, #385 of 475 statewide, top 81%, 501 students, 99% FRL); Smithfield-Selma High (math 25% / reading 37%, grade F, #454 of 535 statewide, top 85%, 1,503 students, 69% FRL) — zoned schools average 84% FRL vs 41% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 40% district-wide (-14 pts) — the specific schools serving this property underperform the Johnston County Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).

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.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,067 (20.6% 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 117 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 10.5

CMA / ARV

• ARV (median comp): $260,990
• List price: $249,490
• Delta: -4.41%
• 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
207 N Stonemill Trl	0.01mi	3/2.5	1,447 (0%)	1mo	$239,990	$166	99
219 N Stonemill Trl	0.01mi	3/2.5	1,447 (0%)	1mo	$250,000	$173	99
241 Stone Valley Ln	0.02mi	3/2.5	1,447 (0%)	1mo	$225,000	$155	98
201 N Stonemill Trl	0.01mi	3/2.5	1,420 (-2%)	1mo	$263,840	$186	96
225 N Stonemill Trl	0.01mi	3/2.5	1,420 (-2%)	1mo	$269,990	$190	96
237 Stone Valley Ln Unit 73	0.00mi	3/2.5	1,420 (-2%)	2mo	$257,990	$182	96
213 N Stonemill Trl	0.01mi	3/2.5	1,420 (-2%)	1mo	$259,990	$183	95
112 Barley Field Dr	0.10mi	3/2.5	1,458 (+1%)	0mo	$274,990	$189	94
105 Roe Ln	1.34mi	3/2.0	1,320 (-9%)	2mo	$227,000	$172	46
136 Antler Dr	1.21mi	3/2.0	1,248 (-14%)	2mo	$160,000	$128	39
105 Tip Meadow Dr	1.19mi	4/2.0 (+1)	1,764 (+22%)	0mo	$354,990	$201	33
26 Weatherspoon Ln	1.30mi	4/3.0 (+1)	1,659 (+15%)	1mo	$295,000	$178	33

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-62,936
• Equity at exit: $37,200

10-year hold

• IRR: -36.7%
• Equity multiple: -0.36×
• Total profit: $-94,853
• Equity at exit: $21,571

Cash invested: $69,857 (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 →

Active competition Active MLS

• For sale now: 0 active · 4 under contract

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

ZIP-level market 27520

• Home prices YoY: -28.3%
• Rents YoY: 0.8%
• Active inventory: 1118
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,308
• Tax est. 1.5%: −$312 /mo · $3,742/yr
• Insurance: −$104
• HOA: −$128
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-287

Break-even live

Break-even rent $2,345

Max offer price $207,897

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-201	+0% $-287	+5% $-374	+10% $-460
Rent	-10% $-444	-5% $-366	+0% $-287	+5% $-209	+10% $-131
Rate	-1.0pp $-162	-0.5pp $-224	base $-287	+0.5pp $-352	+1.0pp $-418

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: $62,372
• Closing costs: $7,485
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Flagstone WAY Unit 67 Wilsons Mills, NC	3.0	2.5	1511	$1,900	$1.26	10d	1	0.05mi
385 Dasu Dr Unit 1 Clayton, NC	3.0	2.0	1383	$1,995	$1.44	119d	1	0.62mi
385 Dasu Dr Clayton, NC	3.0	2.0	1400	$1,725	$1.23	10d	1	0.62mi
385 Dasu Dr Clayton, NC	3.0	2.0	1426	$1,849	$1.30	3d	1	0.62mi
131 S Meyers CT Clayton, NC	3.0	2.5	1368	$1,725	$1.26	72d	1	1.49mi
131 S Meyers CT Clayton, NC	3.0	3.0	1368	$1,725	$1.26	58d	1	1.49mi

Property features AI

Finance

• Other: Building name: Dogwood AApproximate living area 1,447Lot size about 0.05 acres
• HOA & community: Association present (Charleston Management)Monthly association feeAssociation amenities include: barbecue, clubhouse, dog park, landscaping, grounds maintenance, park, picnic area, pool, and other community featuresAssociation fee covers grounds maintenance

Exterior

• Parking: Attached garage (1 space)Open parking (1 space)2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: TownhouseTwo levelsUnit 74
• Construction: Vinyl sidingShingle roofSlab foundationBuilt by Ashton Woods Homes (Dogwood A model)
• Exterior features: Public maintained road

Interior

• Kitchen: DishwasherGas rangeMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric air conditioning
• Interior features: DishwasherGas rangeMicrowaveWater heater
• Laundry & utility: Water heater

HOA detail $128/mo · $1,536/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-07-13
   days on market $249,490 Active 117 DOM
2. 2026-07-11
   days on market $249,490 Active 116 DOM
3. 2026-07-10
   days on market $249,490 Active 115 DOM
4. 2026-07-09
   days on market $249,490 Active 114 DOM
5. 2026-07-07
   days on market $249,490 Active 112 DOM
6. 2026-07-06
   days on market $249,490 Active 111 DOM
7. 2026-07-05
   days on market $249,490 Active 110 DOM
8. 2026-07-03
   days on market $249,490 Active 108 DOM
9. 2026-07-02
   days on market $249,490 Active 107 DOM
10. 2026-07-01
    days on market $249,490 Active 106 DOM
11. 2026-06-30
    days on market $249,490 Active 105 DOM
12. 2026-06-29
    days on market $249,490 Active 104 DOM
13. 2026-06-28
    days on market $249,490 Active 103 DOM
14. 2026-06-27
    days on market $249,490 Active 102 DOM
15. 2026-06-27
    days on market $249,490 Active 101 DOM
16. 2026-06-25
    days on market $249,490 Active 99 DOM
17. 2026-06-22
    days on market $249,490 Active 97 DOM
18. 2026-06-21
    pricedays on market $249,490 Active 96 DOM
19. 2026-06-18
    days on market $249,990 Active 93 DOM
20. 2026-06-17
    days on market $249,990 Active 92 DOM
21. 2026-06-16
    days on market $249,990 Active 91 DOM
22. 2026-06-15
    days on market $249,990 Active 90 DOM
23. 2026-06-13
    days on market $249,990 Active 88 DOM
24. 2026-06-13
    days on market $249,990 Active 87 DOM
25. 2026-06-09
    days on market $249,990 Active 84 DOM
26. 2026-06-08
    days on market $249,990 Active 83 DOM
27. 2026-06-07
    days on market $249,990 Active 82 DOM
28. 2026-06-05
    days on market $249,990 Active 79 DOM
29. 2026-06-03
    days on market $249,990 Active 78 DOM
30. 2026-06-02
    days on market $249,990 Active 77 DOM
31. 2026-06-01
    days on market $249,990 Active 76 DOM
32. 2026-05-31
    days on market $249,990 Active 75 DOM
33. 2026-05-21
    price $249,990
34. 2026-03-17
    listed $259,990 Active

ⓘ 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: $23,768
• − Mortgage interest: −$13,975
• − Property taxes: −$3,742
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$1,536
• − Depreciation: −$7,258
• Taxable loss: −$7,794
• Est. tax savings @ 24.0%: +$1,871
• After-tax cash flow: $-1,579/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good return on investment with updates to the exterior and landscaping to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior siding and trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Wilson's Mills Elementary F NC #1,175/1,410 Nat'l #31,832/41,679 Middle Smithfield Middle F NC #385/475 Nat'l #10,089/14,009 High Smithfield-Selma High F NC #454/535 Nat'l #10,806/17,239

Schools (NCES district)

• District: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Wilson's Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wilson's Mills, NC
• County: Johnston County · 222,440 people
• Metro: Raleigh-Cary, NC
• Population (ZIP): 48,014
• Household income: $86,322
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 8% of renters

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Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 17% Two or more races 7%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Serbian 3% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 82% English-only · Spanish 14% Arabic 1% French/Haitian/Cajun 1%

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Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.88%
• Current HPI: 238.2079
• Rent YoY: ▲ 0.79%
• Metro: Raleigh-Cary, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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: Building name: Dogwood AApproximate living area 1,447Lot size about 0.05 acres
• HOA & community: Association present (Charleston Management)Monthly association feeAssociation amenities include: barbecue, clubhouse, dog park, landscaping, grounds maintenance, park, picnic area, pool, and other community featuresAssociation fee covers grounds maintenance

Exterior

• Parking: Attached garage (1 space)Open parking (1 space)2 total parking spaces
• Utilities: Public waterPublic sewer
• Home design: TownhouseTwo levelsUnit 74
• Construction: Vinyl sidingShingle roofSlab foundationBuilt by Ashton Woods Homes (Dogwood A model)
• Exterior features: Public maintained road

Interior

• Kitchen: DishwasherGas rangeMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric air conditioning
• Interior features: DishwasherGas rangeMicrowaveWater heater
• Laundry & utility: Water heater

Price history

-3.8% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $249,990 TMLS
• 2026-03-17 Listed $259,990 TMLS