4285 Murdocksville Rd · Pinehurst, NC 27376

$399,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 87 Days on market

Built 2019 9,148 sqft lot Est $419k · at est.

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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 +11.9/30.0
• ARV discount +9.7/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style home featuring an open-concept layout and desirable split-bedroom floor plan. The main living areas boast durable LVP flooring, while the bedrooms offer cozy carpeting for added comfort. The primary bedroom includes a private en-suite bath with a dual-sink vanity, walk-in shower, and a generous walk-in closet. Two additional bedrooms and a full bath provide plenty of space for family or guests. Conveniently located near shopping, dining, and world-class golf, this home offers both comfort and accessibility in a sought-after setting.

Key facts

• Dual-sink vanity
• Walk-in shower
• Durable lvp flooring

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• DURABLE LVP FLOORING
• PRIVATE EN-SUITE BATH
• DUAL-SINK VANITY
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: 2 total parking spaces; Attached 2-car garage; Garage faces front; Concrete driveway; Garage door opener
• Utilities: Public water; Sewer connected; Water connected; Electric service
• Home design: Single-family residence; One story
• Construction: Vinyl siding and frame construction; Composition roof
• Exterior features: Covered patio/porch areas; Deck; Front porch; Wood fencing; Has view; Paved road frontage on city street and state road

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Microwave
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Ceiling fan(s); Accessible full bathroom; Crawl space
• Laundry & utility: Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (26.1% below list).
• Recommended offer: $295k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.2% in Pinehurst — 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 74/100 on livability (#60 in NC, #4,746 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, health & safety C-, amenities F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Pine Elementary (math 51% / reading 58%, grade C, #302 of 1,410 statewide, top 23%, 395 students, 44% FRL); West Pine Middle (math 62% / reading 62%, grade B+, #37 of 475 statewide, top 8%, 688 students, 28% FRL); Pinecrest High (math 66% / reading 72%, grade B, #131 of 535 statewide, top 25%, 2,221 students, 34% FRL).
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $295,000 (26.1% 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 87 days. Have you received any prior offers? Is the seller open to a 26% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $419,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2255 Longleaf Dr W	0.27mi	3/2.0 (-1)	1,688 (-6%)	5mo	$380,000	$225	68
2440 Longleaf Dr W	0.06mi	3/2.0 (-1)	1,628 (-10%)	23mo	$380,000	$233	57
5 Gun Club Dr	0.64mi	3/2.0 (-1)	1,705 (-5%)	13mo	$394,999	$232	45
280 Wheeling Dr	0.74mi	4/2.5	1,818 (+1%)	21mo	$429,500	$236	44
2655 Longleaf Dr SW	0.37mi	3/2.0 (-1)	1,610 (-11%)	22mo	$375,000	$233	42
285 Gun Club Dr	0.68mi	3/2.0 (-1)	1,590 (-12%)	3mo	$350,000	$220	42
15 Garner Ln	0.69mi	3/2.0 (-1)	1,640 (-9%)	12mo	$409,000	$249	38
1875 Longleaf Dr E	0.70mi	3/2.5 (-1)	1,834 (+2%)	24mo	$414,000	$226	37
75 Winchester Rd	0.53mi	3/2.0 (-1)	1,600 (-11%)	19mo	$355,000	$222	36
2 Sly Ct	0.71mi	3/2.0 (-1)	1,659 (-8%)	21mo	$415,000	$250	31
395 Gun Club Dr	0.70mi	3/2.0 (-1)	1,540 (-14%)	16mo	$395,000	$256	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-71,211
• Equity at exit: $59,492

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-70,885
• Equity at exit: $34,498

Cash invested: $111,720 (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 27376

• Home prices YoY: -30.2%
• Active inventory: 181
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-100

Break-even live

Break-even rent $3,077

Max offer price $381,249

Occupancy floor 98%

Sensitivity live

Price	-10% $125	-5% $12	+0% $-100	+5% $-213	+10% $-326
Rent	-10% $-334	-5% $-217	+0% $-100	+5% $16	+10% $133
Rate	-1.0pp $100	-0.5pp $1	base $-100	+0.5pp $-204	+1.0pp $-309

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 McCaskill Rd E Pinehurst, NC	1.0–3.0	1.0–2.0	1089	$2,950	$2.71	25d	1	0.63mi

Listing history 18 events

1. 2026-06-22
   days on market $399,000 Active 87 DOM
2. 2026-06-19
   days on market $399,000 Active 85 DOM
3. 2026-06-18
   days on market $399,000 Active 84 DOM
4. 2026-06-17
   days on market $399,000 Active 83 DOM
5. 2026-06-16
   days on market $399,000 Active 82 DOM
6. 2026-06-15
   days on market $399,000 Active 81 DOM
7. 2026-06-14
   days on market $399,000 Active 79 DOM
8. 2026-06-13
   pricedays on market $399,000 Active 78 DOM
9. 2026-06-10
   days on market $410,000 Active 76 DOM
10. 2026-06-09
    days on market $410,000 Active 75 DOM
11. 2026-06-08
    days on market $410,000 Active 74 DOM
12. 2026-06-07
    days on market $410,000 Active 73 DOM
13. 2026-06-05
    days on market $410,000 Active 70 DOM
14. 2026-06-02
    days on market $410,000 Active 68 DOM
15. 2026-06-01
    days on market $410,000 Active 67 DOM
16. 2026-05-31
    days on market $410,000 Active 66 DOM
17. 2026-05-30
    days on market $410,000 Active 65 DOM
18. 2026-03-24
    listed $410,000 Active

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $3,272 · $273/mo
• Expected delta: +$1,204/yr (+$100/mo · 58.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$22,350
• − Property taxes: −$2,068
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$11,607
• Taxable loss: −$8,285
• Est. tax savings @ 24.0%: +$1,988
• After-tax cash flow: $782/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Pinehurst

• Score: 74/100
• State rank: #60
• US rank: #4746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinehurst, NC
• City population: 19,782
• Population (ZIP): 9,693

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 177.4703
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-03-24 Listed $410,000 Hive MLS

Property tax history

+30.8%/yr

Latest (2024): $2,068 · -4.2% YoY. Source: county tax records.