906 N Mckay Ave · Dunn, NC 28334

$224,900

4 bd · 1.5 ba · 1,852 sqft · SingleFamily public records · 229 Days on market

Built 1935 7,405 sqft lot Est $304k · 26% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS!!! AMAZING Opportunity to Own a DUPLEX, LIVE in one and RENT the other side or Continue Leasing to the Current Long-Time Tenants. Facing the Duplex, the 906 unit is on the LEFT with the Double Carport and Open Front Porch. Each side of the Duplex is FOR SALE and deeded separately, 904 & 906. (View MLS for 904 N McKay Ave, Dunn, NC 28334. PRICE FOR DUPLEX IS NEGOTIABLE!) The 906 unit is a 4-Bed, 1.5-Bath combo with Washer/Dryer Hookup. Please Contact the Listing Agent, who is also the Owner, for more details on Current RENTAL INCOME and Showtimes. SHOWINGS REQUIRE a 24-HR NOTICE FOR CURRENT TENANTS! * * * Listing Agent is Owner * * *

Key facts

• Double carport
• Open front porch
• Duplex

Tags

• DUPLEX
• DOUBLE CARPORT
• OPEN FRONT PORCH

Property features AI

Finance

• Other: Zoning: R-10
• Financial info: Multi-family: 1 total unit; Owner pays insurance, repairs, and taxes; Tenant pays all utilities; Units not furnished
• HOA & community: No association

Exterior

• Parking: Attached double carport; Garage; Driveway; On-street parking; 2 carport spaces; 2 open parking spaces; Direct access
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Phone connected
• Home design: Duplex; One story
• Construction: Metal siding and asbestos construction materials; Block foundation; Asbestos shingle / fiberglass roof; Built as a duplex with one common wall
• Exterior features: Covered front porch and patio; Patio; Outbuilding / shed; Grassed vegetation; No fencing; City street frontage on a public, asphalt road

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump); Separate meters
• Interior features: Built-in features; Eat-in kitchen; Fixer condition
• Laundry & utility: In-unit laundry room with washer hookup; Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $183k (18.4% below list).
• Recommended offer: $183k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in Dunn — 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 63/100 on livability (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% of the median local income ($53k/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 229 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $225k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $183,443 (18.4% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $303,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Memorial Ave	0.37mi	3/2.0 (-1)	1,849 (-0%)	14mo	$299,500	$162	64
411 N Mckay Ave	0.31mi	4/2.5	2,017 (+9%)	11mo	$350,000	$174	58
1104 W Cole St	0.49mi	4/2.0	1,952 (+5%)	12mo	$280,000	$143	56
707 W Morris Cir	0.44mi	3/2.0 (-1)	1,704 (-8%)	4mo	$270,000	$158	56
211 W Harnett St	0.47mi	3/2.5 (-1)	1,771 (-4%)	14mo	$291,000	$164	50
126 Fairfield Cir	0.36mi	3/2.0 (-1)	1,602 (-14%)	7mo	$280,000	$175	48
1301 Guy Ave	0.50mi	3/2.0 (-1)	1,680 (-9%)	9mo	$293,000	$174	47
127 Fairfield Cir	0.29mi	3/3.0 (-1)	2,077 (+12%)	11mo	$376,800	$181	46
303 N Watauga Ave	0.63mi	3/2.0 (-1)	1,682 (-9%)	3mo	$160,900	$96	46
1604 Brunswick Dr	0.70mi	4/2.5	2,076 (+12%)	8mo	$200,000	$96	37
1116 Friendly Rd	0.72mi	3/2.0 (-1)	1,615 (-13%)	3mo	$220,000	$136	35
103 N Mckay Ave	0.55mi	3/2.0 (-1)	2,121 (+14%)	10mo	$375,000	$177	35

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-32,115
• Equity at exit: $33,533

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,611
• Equity at exit: $19,445

Cash invested: $62,972 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 340
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $69

Break-even live

Break-even rent $1,747

Max offer price $224,900

Occupancy floor 91%

Sensitivity live

Price	-10% $197	-5% $133	+0% $69	+5% $6	+10% $-58
Rent	-10% $-76	-5% $-3	+0% $69	+5% $142	+10% $214
Rate	-1.0pp $182	-0.5pp $126	base $69	+0.5pp $11	+1.0pp $-48

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1617 Friendly Rd Dunn, NC	3.0	2.0	1528	$1,975	$1.29	22d	1	1.06mi
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	15d	1	1.13mi
108 Jude Ct Dunn, NC	3.0	2.0	1350	$1,650	$1.22	22d	1	1.31mi

Listing history 20 events

1. 2026-06-08
   days on market $224,900 Active 229 DOM
2. 2026-06-07
   days on market $224,900 Active 228 DOM
3. 2026-06-05
   days on market $224,900 Active 225 DOM
4. 2026-06-03
   days on market $224,900 Active 224 DOM
5. 2026-06-02
   days on market $224,900 Active 223 DOM
6. 2026-06-01
   days on market $224,900 Active 222 DOM
7. 2026-05-31
   days on market $224,900 Active 221 DOM
8. 2026-05-30
   days on market $224,900 Active 220 DOM
9. 2026-01-23
   price $224,900
10. 2025-11-17
    price $249,900
11. 2025-10-22
    listed $275,000 Active
12. 2025-07-21
    historical
13. 2025-07-10
    listed $425,000 Active
14. 2022-10-03
    historical
15. 2022-08-21
    price $279,900
16. 2022-07-11
    price $289,900
17. 2022-03-22
    listed $299,900 Active
18. 2019-03-11
    soldstatus $65,000
19. 2019-03-11
    soldstatus $66,000
20. 2018-10-09
    listed $75,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$562/yr (+$47/mo · 43.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $22,013
• − Mortgage interest: −$12,598
• − Property taxes: −$1,283
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$6,543
• Taxable loss: −$3,056
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $1,564/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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 (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• Rent YoY: —
• 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

+199.9% since first listed

12 events — show timeline

• 2026-01-23 Price Changed $224,900 TMLS
• 2025-11-17 Price Changed $249,900 TMLS
• 2025-10-22 Listed $275,000 TMLS
• 2025-07-21 Listing Removed — TMLS
• 2025-07-10 Listed $425,000 TMLS
• 2022-10-03 Listing Removed — TMLS
• 2022-08-21 Price Changed $279,900 TMLS
• 2022-07-11 Price Changed $289,900 TMLS
• 2022-03-22 Listed $299,900 TMLS
• 2019-03-11 Sold (Public Records) $66,000 Public Records
• 2019-03-11 Sold (MLS) $65,000 TMLS
• 2018-10-09 Listed $75,000 TMLS

Property tax history

+1.6%/yr

Latest (2025): $1,283 · +2.9% YoY. Source: county tax records.