Carson II Plan · Angier, NC 27501

$235,990

3 bd · 2.5 ba · 1,792 sqft · Townhouse · 340 Days on market

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome has an inviting contemporary design. A convenient, covered porch by the front door is great for a sitting area or package drop-off. Right of the foyer is a powder bath for guests to freshen up. The main-level Great Room flows seamlessly into the dining room and chef-caliber kitchen, while the back patio is perfect for outdoor activities. Surrounding windows bring lots of natural light to the open space. Luxury vinyl plank flooring extends throughout the first floor. The kitchen is complete with granite countertops, tile backsplash, and stainless-steel appliances. Upstairs are two secondary bedrooms and the owner's suite, complete with a walk-in closet and full-si

Key facts

• Full-sized bathroom
• Walk-in closet
• Chef-caliber kitchen

Tags

• GREAT ROOM
• CHEF-CALIBER KITCHEN
• WALK-IN CLOSET
• FULL-SIZED BATHROOM
• PATIO

Property features AI

Finance

• Other: Address: 587 Roy Adams Rd, Angier NC 27501
• Financial info: List price $235,990

Exterior

• Home design: Single-family plan: Carson II; New construction (Plan inventory type)
• Exterior features: Living area approximately 1792

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Plan is a new construction model (Carson II); Total of 2.5 bathrooms

🏗️ New construction. The $235,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $245,504.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $236k.

Deal economics

• At list price, monthly cash flow is $20 ($235/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (7.9% below list).
• Recommended offer: $208k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 662 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 340 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,671 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $245,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Blossom Field Way	0.18mi	3/2.5	1,792 (0%)	1mo	$257,000	$143	91
120 Blossom Field Way	0.16mi	3/2.5	1,792 (0%)	2mo	$245,000	$137	91
142 Blossom Field Way	0.18mi	3/2.5	1,804 (+1%)	1mo	$245,000	$136	89
162 Blossom Field Way	0.19mi	3/2.5	1,804 (+1%)	2mo	$249,135	$138	88
17 Silver Pine Dr Lot 45	0.72mi	3/2.5	1,839 (+3%)	1mo	$249,310	$136	61
121 Silver Pine Dr Lot 52	0.74mi	3/2.5	1,839 (+3%)	1mo	$266,926	$145	60
35 Silver Pine Dr Lot 41	0.73mi	3/2.5	1,851 (+3%)	1mo	$252,000	$136	60
39 Silver Pine Dr	0.73mi	3/2.5	1,851 (+3%)	1mo	$250,000	$135	60
13 Silver Pine Dr	0.72mi	3/2.5	1,851 (+3%)	2mo	$240,000	$130	59
137 Silver Pine Dr	0.73mi	3/2.5	1,839 (+3%)	3mo	$258,000	$140	59
21 Silver Pine Dr	0.72mi	3/2.5	1,851 (+3%)	2mo	$240,000	$130	59
78 Burford Way	0.59mi	3/2.5	1,586 (-12%)	2mo	$230,000	$145	52

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-41,794
• Equity at exit: $36,605

10-year hold

• IRR: -12.7%
• Equity multiple: 0.31×
• Total profit: $-47,760
• Equity at exit: $21,227

Cash invested: $68,741 (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: 662
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,287
• Tax est. 1.5%: −$307 /mo · $3,683/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $20

Break-even live

Break-even rent $2,148

Max offer price $245,504

Occupancy floor 94%

Sensitivity live

Price	-10% $189	-5% $104	+0% $20	+5% $-65	+10% $-150
Rent	-10% $-152	-5% $-66	+0% $20	+5% $105	+10% $191
Rate	-1.0pp $143	-0.5pp $82	base $20	+0.5pp $-44	+1.0pp $-109

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: $61,376
• Closing costs: $7,365
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Roy Adams Rd Angier, NC	4.0	2.5	2272	$2,095	$0.92	25d	1	0.03mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	25d	1	0.08mi
728 Roy Adams Rd Angier, NC	4.0	2.5	2435	$2,350	$0.97	15d	1	0.09mi
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	25d	1	0.73mi
191 Kings Way Angier, NC	3.0	2.5	1946	$1,830	$0.94	15d	1	1.09mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	23d	1	1.11mi
11 Red Clover Dr Unit 1 Angier, NC	4.0	3.0	1554	$1,700	$1.09	25d	1	1.25mi
45 Red Clover Dr Unit 1 Angier, NC	3.0	2.5	1381	$1,750	$1.27	15d	1	1.27mi
24 Red Clover Dr Angier, NC	3.0	2.5	1464	$1,695	$1.16	25d	1	1.28mi
58 Sweet Meadow Rd Angier, NC	4.0	2.5	1551	$1,795	$1.16	25d	1	1.36mi
56 Oxford Dr Angier, NC	3.0	2.0	1693	$1,600	$0.95	25d	1	1.39mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	15d	1	1.49mi

Listing history 6 events

1. 2026-06-05
   days on market $235,990 Active 340 DOM
2. 2026-06-03
   days on market $235,990 Active 339 DOM
3. 2026-06-02
   days on market $235,990 Active 338 DOM
4. 2026-06-01
   days on market $235,990 Active 337 DOM
5. 2026-05-31
   days on market $235,990 Active 336 DOM
6. 2026-05-30
   days on market $235,990 Active 335 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: $26,070
• − Mortgage interest: −$13,752
• − Property taxes: −$3,683
• − Insurance: −$1,228
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$7,142
• Taxable loss: −$3,906
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,173/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.

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