250 S Carrie St · Coats, NC 27521

$125,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 16 Days on market

Built 1961 0.29 ac lot Est $216k · 42% under

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Prime Investment Opportunity. Unlock massive equity with this versatile 3-bedroom, 1-bath home located in the high-growth area of Coats. Boasting a traditional layout with oversized living spaces, this property is the perfect candidate for a high-margin fix-and-flip or a steady-income rental property. Features a large living room, large dining room, and a spacious kitchen, providing the open-feel footprint modern buyers and renters crave. 3 well-sized bedrooms. Situated on a generous 0.36-acre lot with plenty of room for outdoor improvements. Needs cosmetic and functional updating--a true blank canvas for an investor to add value. Fix & Flip: Comparable renovated homes in the area are

Key facts

• Quiet street
• Large dining room
• Generous lot

Tags

• LARGE LIVING ROOM
• LARGE DINING ROOM
• SPACIOUS KITCHEN
• GENEROUS LOT
• OUTDOOR IMPROVEMENTS
• QUIET STREET

Property features AI

Finance

• Other: Lot size about 0.29 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; One level
• Construction: Fiber cement exterior; Brick/mortar foundation; Shingle roof; Built as a house
• Exterior features: Public-maintained road access; Zoned R20

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Linoleum; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Linoleum and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.2% in Coats — 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 (#430 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute 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: Coats-Erwin Middle (math 27% / reading 38%, grade F, #312 of 475 statewide, top 66%, 606 students, 68% FRL); Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 S Carrie St	0.00mi	3/1.0	1,230 (+2%)	1mo	$115,000	$93	95
179 W Hamer St	0.10mi	3/2.0	1,113 (-7%)	0mo	$254,900	$229	79
16 S Church	0.24mi	3/2.0	1,207 (+1%)	10mo	$176,000	$146	75
83 E Pope St	0.49mi	3/1.0	1,160 (-3%)	0mo	$90,000	$78	71
440 S Church St	0.20mi	2/2.0 (-1)	1,165 (-3%)	8mo	$200,000	$172	70
211 E Washington St	0.35mi	3/2.0	1,270 (+6%)	0mo	$229,000	$180	70
221 E Jackson St	0.33mi	3/2.0	1,270 (+6%)	3mo	$245,000	$193	69
221 E Washington St	0.36mi	3/2.0	1,270 (+6%)	1mo	$229,900	$181	68
229 E Washington St	0.37mi	3/2.0	1,270 (+6%)	2mo	$240,000	$189	68
383 S Church St	0.14mi	3/2.0	1,354 (+13%)	1mo	$239,000	$177	67
191 S Ida St	0.23mi	3/1.0	1,037 (-14%)	2mo	$210,000	$203	65
301 S Isabella St	0.28mi	2/2.0 (-1)	1,053 (-12%)	8mo	$190,000	$180	51

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $11,963
• Equity at exit: $18,638

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $51,863
• Equity at exit: $10,808

Cash invested: $35,000 (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 27521

• Home prices YoY: -16.1%
• Active inventory: 47
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $506

Break-even live

Break-even rent $1,012

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Winchester Ave Coats, NC	3.0	2.0	1201	$1,625	$1.35	23d	1	1.41mi

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-01
   listed $125,000 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $19,828
• − Mortgage interest: −$7,002
• − Property taxes: −$1,099
• − Insurance: −$625
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$3,636
• Taxable income: $4,292
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $5,043/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 — Coats

• Score: 63/100
• State rank: #430
• US rank: #15847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coats, NC
• County: Harnett County · 125,715 people
• City population: 6,549
• Metro: Fayetteville, NC
• Population (ZIP): 6,549
• Household income: $61,590
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 163.0

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% Hispanic / Latino 18% Black 14% Native American 9% Two or more races 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -42.32%
• Current HPI: 220.9205
• 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

2 events — show timeline

• 2026-05-19 Pending — TMLS
• 2026-05-01 Listed $125,000 TMLS

Property tax history

+0.8%/yr

Latest (2025): $1,099 · +0.0% YoY. Source: county tax records.