141 Rainmaker St · Fayetteville, NC 28356

$310,000

3 bd · 2.5 ba · 2,064 sqft · SingleFamily public records · 10 Days on market

Built 2014 Est $312k · at est. $10/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• Cash flow +7.2/30.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

3 Bedroom 2 1/2 Bath with Loft area! This home offers nice country living with a large yard. .. Downstairs you will find a spacious living room, formal dining room, 1/2 bath and kitchen with tons of cabinet space, granite and SS appliances. Great space for coming together as a family or to entertain guest. Upstairs is your private living space offering all bedrooms, laundry and a cozy loft space! Master bedroom has trey ceilings. .. large WIC. .. double vanity. .. garden tub and separate shower.

Key facts

• Double vanity
• Formal dining room
• No rear neighbors

Tags

• FORMAL DINING ROOM
• EXPANSIVE BACKYARD
• NO REAR NEIGHBORS
• PEACEFUL VIEWS
• EN SUITE
• DOUBLE VANITY

Property features AI

Finance

• Other: GPS-friendly directions
• HOA & community: Homeowners association with an annual fee of $125 (about $10.42/month)

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: Public water; Septic system / holding tank
• Home design: Single-family residence; Two levels; Located in the Sweetwater subdivision
• Construction: Vinyl siding; Block foundation
• Exterior features: Porch; Patio; Back yard fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Eat-in kitchen with granite counters
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Heat pump; Central electric air conditioning
• Interior features: Double vanity; Eat-in kitchen; Granite counters; Window coverings and blinds; Factory-built fireplace (1)
• Laundry & utility: Washer hookup on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (39.5% below list).
• Recommended offer: $188k (39.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#45 in NC, #4,031 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• 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: Anderson Creek Primary (582 students, 61% FRL); Overhills Middle (math 29% / reading 40%, grade F, #292 of 475 statewide, top 62%, 799 students, 61% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL).
• Market conditions: 59 active listings in the ZIP; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Harnett County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $256k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,533 (39.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.60% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $311,664
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Hybrid Ln	0.12mi	3/2.5	2,042 (-1%)	8mo	$226,000	$111	86
18 Harvest Cts	0.19mi	3/2.5	2,197 (+6%)	11mo	$320,000	$146	71
51 Folly Ct	0.16mi	4/2.5 (+1)	2,230 (+8%)	8mo	$317,000	$142	68
11 Rainmaker St	0.15mi	3/2.5	1,954 (-5%)	20mo	$310,000	$159	68
379 Rainmaker St	0.24mi	4/2.5 (+1)	2,020 (-2%)	15mo	$305,000	$151	68
237 Rainmaker St	0.09mi	3/2.5	1,953 (-5%)	23mo	$295,000	$151	68
66 Harvest Ct	0.20mi	3/2.5	1,977 (-4%)	20mo	$305,000	$154	67
58 Harvest Ct	0.19mi	4/2.5 (+1)	2,212 (+7%)	12mo	$311,000	$141	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $141,222
• Equity at exit: $279,273

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $437,277
• Equity at exit: $602,262

Cash invested: $86,800 (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 28356

• Home prices YoY: 16.1%
• Active inventory: 59
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$129
• HOA: −$10
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-432

Break-even live

Break-even rent $2,422

Max offer price $233,725

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-344	+0% $-432	+5% $-520	+10% $-607
Rent	-10% $-580	-5% $-506	+0% $-432	+5% $-358	+10% $-284
Rate	-1.0pp $-276	-0.5pp $-353	base $-432	+0.5pp $-512	+1.0pp $-594

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 7 events

1. 2026-06-21
   days on market $310,000 Active 10 DOM
2. 2026-06-18
   days on market $310,000 Active 7 DOM
3. 2026-06-17
   days on market $310,000 Active 6 DOM
4. 2026-06-16
   days on market $310,000 Active 5 DOM
5. 2026-06-15
   days on market $310,000 Active 4 DOM
6. 2026-06-14
   remarks 660-char remark
7. 2026-06-14
   listed $310,000 Active 2 DOM

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: +$761/yr (+$63/mo · 42.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $22,504
• − Mortgage interest: −$17,365
• − Property taxes: −$1,781
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$120
• − Depreciation: −$9,018
• Taxable loss: −$10,931
• Est. tax savings @ 24.0%: +$2,623
• After-tax cash flow: $-2,558/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 — Fayetteville

• Score: 75/100
• State rank: #45
• US rank: #4031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 226,118
• Population (ZIP): 5,747

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 19% Hispanic / Latino 11% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 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: ▲ 40.02%
• Current HPI: 289.2973
• 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

+78.3% since first listed

13 events — show timeline

• 2026-06-11 Listed $310,000 LPRMLS
• 2021-11-17 Sold (Public Records) $256,000 Public Records
• 2020-10-26 Sold (Public Records) $198,500 Public Records
• 2020-10-26 Sold (MLS) $198,500 LPRMLS
• 2020-09-17 Listed $198,500 LPRMLS
• 2015-06-12 Sold (MLS) $173,900 TMLS
• 2015-06-12 Sold (MLS) $173,900 LPRMLS
• 2015-06-12 Sold (MLS) $173,000 AMLSNC
• 2015-06-12 Sold (MLS) $173,000 TMLS
• 2014-08-21 Listed $173,900 TMLS
• 2014-08-21 Listed $173,900 LPRMLS
• 2014-08-21 Listed $173,900 AMLSNC
• 2014-08-21 Listed $173,900 TMLS

Property tax history

+21.3%/yr

Latest (2025): $1,781 · +0.0% YoY. Source: county tax records.