440 Purple Aster St · Youngsville, NC 27596

$324,990

3 bd · 2.5 ba · 1,702 sqft · SingleFamily · 51 Days on market

Built 2026 Excellent condition 6,316 sqft lot 2-car garage $191/sqft · 19% below area Est $401k · 19% under $35/mo HOA · 1% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

* HOME NOT YET STARTED * Buyer has the opportunity to personalize their options on this plan. Buyers can fully personalize this stunning 2-story home to fit their lifestyle: choose structural changes, exterior elevations, interior finishes, homesite location, plus popular options like screened porch, gourmet kitchen, fireplace, upgraded cabinets, premium flooring or quartz counters. Features include 3 bedrooms, 2 full baths + 1/2 bath, & 2-car garage--designed for comfort, function & modern style. Spacious primary suite with large owner's bath & oversized walk-in closet--a true retreat.

Key facts

• Premium flooring
• Quartz counters
• Gourmet kitchen

Tags

• SCREENED PORCH
• GOURMET KITCHEN
• FIREPLACE
• UPGRADED CABINETS
• PREMIUM FLOORING
• QUARTZ COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.8% below list).
• Recommended offer: $241k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.3% in Youngsville — 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 68/100 on livability (#184 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Mill Elementary (math 40% / reading 34%, grade F, #771 of 1,410 statewide, top 57%, 403 students, 58% FRL); Cedar Creek Middle (math 32% / reading 37%, grade F, #292 of 475 statewide, top 62%, 515 students, 54% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 674 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/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 $10k of value loss. Plan a longer hold.
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,013 (25.8% 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 51 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.74% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (median comp): $401,116
• List price: $324,990
• Delta: -18.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Purple Aster St	0.19mi	3/2.5	1,702 (0%)	0mo	$376,982	$221	91
230 Purple Aster St St	0.15mi	3/2.5	1,773 (+4%)	6mo	$365,000	$206	81
95 Button Bush Ln	0.05mi	3/2.0	1,448 (-15%)	1mo	$337,000	$233	70
45 Iris Dr	0.24mi	3/2.5	1,784 (+5%)	15mo	$370,000	$207	68
370 Purple Aster St	0.06mi	3/2.0	1,560 (-8%)	19mo	$372,258	$239	65
80 Scarlet Bell Dr	0.27mi	3/2.0	1,881 (+10%)	13mo	$370,000	$197	57
20 Sweet Birch Row	0.31mi	3/2.0	1,867 (+10%)	14mo	$412,000	$221	56
105 Shooting Star Trail Trl	0.06mi	3/2.0	1,470 (-14%)	22mo	$351,615	$239	54
24 Sweet Birch Row	0.30mi	3/2.0	1,902 (+12%)	15mo	$430,000	$226	52
8 Larkspur Ct	0.49mi	3/2.0	1,875 (+10%)	8mo	$361,000	$193	51
47 Scarlet Bell Dr	0.38mi	3/2.0	1,880 (+10%)	14mo	$402,000	$214	51
3 Meadowrue Ln	0.49mi	4/3.0 (+1)	1,931 (+14%)	13mo	$437,500	$227	37

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 · 6.89% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.27×
• Total profit: $-66,810
• Equity at exit: $48,457

10-year hold

• IRR: -6.7%
• Equity multiple: 0.50×
• Total profit: $-45,273
• Equity at exit: $28,099

Cash invested: $90,997 (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 →

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

Active competition Active MLS

• For sale now: 11 active · 6 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $350,990 ($211/sqft)
• Median days on market: 104 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +11.8% above current asking $/sqft

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

ZIP-level market 27596

• Home prices YoY: -13.2%
• Rents YoY: 6.9%
• Active inventory: 674
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$35
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-377

Break-even live

Break-even rent $2,887

Max offer price $270,448

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-265	+0% $-377	+5% $-489	+10% $-602
Rent	-10% $-567	-5% $-472	+0% $-377	+5% $-282	+10% $-187
Rate	-1.0pp $-213	-0.5pp $-294	base $-377	+0.5pp $-461	+1.0pp $-547

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: $81,248
• Closing costs: $9,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Clubhouse Dr Youngsville, NC	3.0	2.5	2223	$2,300	$1.03	1d	1	1.13mi
1152 Robins Nest Dr , NC	3.0	2.5	1500	$2,000	$1.33	1d	1	1.37mi

Property features AI

Finance

• Other: Lot size about 0.15 acres
• HOA & community: HOA: Sovereign & JacobsHOA fee approximately $106.45 quarterlyHOA includes grounds maintenance

Exterior

• Parking: Attached garage2-car garageDrivewayConcrete parkingGarage faces front
• Utilities: Public waterPublic sewerCable available
• Home design: Site-built propertyTwo levels
• Construction: Built with fiber cementLow-VOC paint/sealant/varnishRadiant barrierArchitectural shingle roofSlab foundation
• Exterior features: PatioRain guttersPublic-maintained roadStreet lights in communityWater-smart landscapingLow-flow fixtures

Interior

• Kitchen: Gas rangeRange hoodSelf-cleaning ovenPlumbed for ice makerENERGY STAR qualified appliancesElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioningEnergy-efficient thermostat
• Interior features: Entrance foyerGranite countersKitchen/dining room combinationPantrySmooth ceilingsWalk-in closet(s)Bathtub/shower combinationShower onlyInsulated windows
• Laundry & utility: Laundry room on upper level

Listing history 21 events

1. 2026-06-28
   days on market $324,990 Active 51 DOM
2. 2026-06-27
   days on market $324,990 Active 50 DOM
3. 2026-06-26
   days on market $324,990 Active 49 DOM
4. 2026-06-22
   days on market $324,990 Active 45 DOM
5. 2026-06-21
   days on market $324,990 Active 44 DOM
6. 2026-06-21
   days on market $324,990 Active 43 DOM
7. 2026-06-18
   days on market $324,990 Active 41 DOM
8. 2026-06-17
   days on market $324,990 Active 40 DOM
9. 2026-06-16
   days on market $324,990 Active 39 DOM
10. 2026-06-15
    days on market $324,990 Active 38 DOM
11. 2026-06-13
    days on market $324,990 Active 36 DOM
12. 2026-06-12
    days on market $324,990 Active 35 DOM
13. 2026-06-09
    days on market $324,990 Active 32 DOM
14. 2026-06-08
    days on market $324,990 Active 31 DOM
15. 2026-06-07
    days on market $324,990 Active 30 DOM
16. 2026-06-07
    days on market $324,990 Active 29 DOM
17. 2026-06-04
    days on market $324,990 Active 26 DOM
18. 2026-06-02
    days on market $324,990 Active 25 DOM
19. 2026-06-01
    days on market $324,990 Active 24 DOM
20. 2026-05-31
    remarks 683-char remark
21. 2026-05-31
    listed $324,990 Active 23 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: $28,922
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$420
• − Depreciation: −$9,454
• Taxable loss: −$10,284
• Est. tax savings @ 24.0%: +$2,468
• After-tax cash flow: $-2,055/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 · 4 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is a move-in-ready property with a good curb appeal and potential for value-adding improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Upgrading the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value and appeal to a broader market. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Long Mill Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Cedar Creek Middle F NC #292/475 Nat'l #7,581/14,009 High Franklinton High C NC #235/535 Nat'l #3,934/17,239

Schools (NCES district)

• District: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

C Composite livability gradescore 68/100

Livability — Youngsville

• Score: 68/100
• State rank: #184
• US rank: #9264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 69,848 people
• City population: 22,232
• Metro: Raleigh-Cary, NC
• Population (ZIP): 22,232
• Household income: $95,940
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 18% of renters

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Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 6%

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Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.06%
• Current HPI: 271.1411
• Rent YoY: ▲ 6.89%
• 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: Lot size about 0.15 acres
• HOA & community: HOA: Sovereign & JacobsHOA fee approximately $106.45 quarterlyHOA includes grounds maintenance

Exterior

• Parking: Attached garage2-car garageDrivewayConcrete parkingGarage faces front
• Utilities: Public waterPublic sewerCable available
• Home design: Site-built propertyTwo levels
• Construction: Built with fiber cementLow-VOC paint/sealant/varnishRadiant barrierArchitectural shingle roofSlab foundation
• Exterior features: PatioRain guttersPublic-maintained roadStreet lights in communityWater-smart landscapingLow-flow fixtures

Interior

• Kitchen: Gas rangeRange hoodSelf-cleaning ovenPlumbed for ice makerENERGY STAR qualified appliancesElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioningEnergy-efficient thermostat
• Interior features: Entrance foyerGranite countersKitchen/dining room combinationPantrySmooth ceilingsWalk-in closet(s)Bathtub/shower combinationShower onlyInsulated windows
• Laundry & utility: Laundry room on upper level

Price history

-3.3% since first listed

3 events — show timeline

• 2026-06-29 Listing Removed — TMLS
• 2026-05-27 Price Changed $324,990 TMLS
• 2026-05-07 Listed $335,990 TMLS