1008 Amanda Ln · Angier, NC 27501

$253,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 38 Days on market

Built 1988 0.98 ac lot Est $275k · 8% under

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +10.9/15.0
• DSCR +5.6/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$12,000 DOWN AND THE OWNER WILL FINANCE-ROOMY HOME FOR A BIG FAMILY-CHECK T HE SIZE OF THE FAMILY ROOM WITH A WOOD BURNING FIREPLACE-DOUBLE OVEN-LARGE KITCHEN WITH EATING BAR-WILL NOT GO FHA OR VA-KEYED LOCKBOX-BRING AN OFFER.

Key facts

• Quartz countertops
• Updated ranch home
• Quiet cul-de-sac

Tags

• UPDATED RANCH HOME
• QUIET CUL-DE-SAC
• ENGINEERED WOOD FLOORS
• SHAKER CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $254k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $216k (15.1% below list).
• Recommended offer: $216k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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, commute F.
• 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: Mcgee'S Crossroads Elem (math 38% / reading 41%, grade F, #694 of 1,410 statewide, top 53%, 890 students, 56% FRL); Mcgee'S Crossroads Middle (math 26% / reading 40%, grade F, #305 of 475 statewide, top 65%, 749 students, 47% FRL); West Johnston High (math 44% / reading 47%, grade D-, #347 of 535 statewide, top 65%, 1,469 students, 38% FRL).
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% 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 $8k 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 38 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; list at $254k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,617 (15.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $274,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Amanda Ln	0.00mi	3/2.0	1,396 (-10%)	1mo	$245,000	$176	82

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-30,759
• Equity at exit: $37,857

10-year hold

• IRR: -5.2%
• Equity multiple: 0.68×
• Total profit: $-22,579
• Equity at exit: $21,953

Cash invested: $71,092 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,331
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $216

Break-even live

Break-even rent $1,882

Max offer price $253,900

Occupancy floor 85%

Sensitivity live

Price	-10% $360	-5% $288	+0% $216	+5% $145	+10% $73
Rent	-10% $46	-5% $131	+0% $216	+5% $302	+10% $387
Rate	-1.0pp $344	-0.5pp $281	base $216	+0.5pp $151	+1.0pp $84

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: $63,475
• Closing costs: $7,617
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Combine Trl Benson, NC	3.0	2.5	1913	$1,795	$0.94	3d	1	1.00mi
147 Langston Ridge Dr Angier, NC	3.0	2.5	1801	$2,120	$1.18	25d	1	1.38mi
113 Prosperity Ct Angier, NC	3.0	2.5	2122	$2,230	$1.05	25d	1	1.42mi

Listing history 14 events

1. 2026-03-27
   status Pending
2. 2026-03-06
   price $253,900
3. 2026-02-25
   status Active
4. 2026-01-16
   status Pending
5. 2026-01-08
   listed $254,900 Active
6. 2026-01-07
   historical
7. 2025-12-20
   price $258,900
8. 2025-12-06
   listed $259,900 Active
9. 2025-10-17
   soldstatus $75,500
10. 2001-06-14
    soldstatus $56,000 226-char remark

    Show marketing remark (226 chars)

    $12,000 DOWN AND THE OWNER WILL FINANCE-ROOMY HOME FOR A BIG FAMILY-CHECK T HE SIZE OF THE FAMILY ROOM WITH A WOOD BURNING FIREPLACE-DOUBLE OVEN-LARGE KITCHEN WITH EATING BAR-WILL NOT GO FHA OR VA-KEYED LOCKBOX-BRING AN OFFER.

11. 2001-06-01
    soldstatus $56,000
12. 2000-11-28
    listed $59,900 226-char remark

    Show marketing remark (226 chars)

    $12,000 DOWN AND THE OWNER WILL FINANCE-ROOMY HOME FOR A BIG FAMILY-CHECK T HE SIZE OF THE FAMILY ROOM WITH A WOOD BURNING FIREPLACE-DOUBLE OVEN-LARGE KITCHEN WITH EATING BAR-WILL NOT GO FHA OR VA-KEYED LOCKBOX-BRING AN OFFER.

13. 1995-11-01
    soldstatus $14,000
14. 1995-11-01
    soldstatus $4,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $596 · $50/mo
• Projected year-2 tax: $2,082 · $173/mo
• Expected delta: +$1,486/yr (+$124/mo · 249.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,874
• − Mortgage interest: −$14,222
• − Property taxes: −$596
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$7,386
• Taxable loss: −$1,740
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $3,015/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: 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 — 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

• 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 (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%

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 · 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: ▼ -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

Price history

+1713.6% since first listed

14 events — show timeline

• 2026-03-27 Pending — TMLS
• 2026-03-06 Price Changed $253,900 TMLS
• 2026-02-25 Relisted — TMLS
• 2026-01-16 Pending — TMLS
• 2026-01-08 Listed $254,900 TMLS
• 2026-01-07 Listing Removed — TMLS
• 2025-12-20 Price Changed $258,900 TMLS
• 2025-12-06 Listed $259,900 TMLS
• 2025-10-17 Sold (Public Records) $75,500 Public Records
• 2001-06-14 Sold (MLS) $56,000 TMLS
• 2001-06-01 Sold (Public Records) $56,000 Public Records
• 2000-11-28 Listed $59,900 TMLS
• 1995-11-01 Sold (Public Records) $4,700 Public Records
• 1995-11-01 Sold (Public Records) $14,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $596 · +125.1% YoY. Source: county tax records.