1001 S 9th St · Lillington, NC 27546

$169,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 3 Days on market

Built 1940 10,454 sqft lot Est $247k · 32% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Multiple offers have been received. Calling for all offers to be submitted by 9pm, Friday 6/5. Welcome to this charming three-bedroom, one-and-a-half-bath single-family residence located in the heart of Lillington, NC. This home offers comfortable living space with room to grow and enjoy outdoor areas. Whether you're seeking a starter home, a downsizing opportunity, or an investment property, this residence provides a solid foundation in a convenient location. Discover the potential of this Lillington property today.

Key facts

• 0.24 acre lot
• 4 parking spots
• Built 1940

Property features AI

Finance

• Other: Lot size approximately 0.24 acres; No waterfront; No horse facilities
• HOA & community: No homeowners association

Exterior

• Parking: Open parking for 4 cars; Driveway with gravel surface
• Security: Gated community features listed (also noted as none)
• Utilities: Public water; Public sewer
• Home design: Site-built house; One and one-half stories; Faces west; Zoned R-10
• Construction: Vinyl siding; Brick/mortar foundation; Architectural shingle roof
• Exterior features: Side porch; Grassed and natural-state vegetation; No fencing; City street frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms total, 1 on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating present (other type); Cooling via ceiling fans and wall/window unit(s)
• Interior features: Bathtub/shower combination; Ceiling fan(s); Laminate counters; Window treatments; Fireplace with screen in the family room
• Laundry & utility: Laundry located in the kitchen / inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 8.3% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute 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: Lillington-Shawtown Elementary (math 23% / reading 30%, grade F, #1,073 of 1,410 statewide, top 77%, 694 students, 100% FRL); Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett Central High (math 43% / reading 51%, grade D-, #334 of 535 statewide, top 64%, 1,474 students, 56% FRL) — zoned schools average 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 834 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $169k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $169,000

Questions for the listing agent

1. Built in 1940 — 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: 1.02% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $247,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 W Lofton St	0.31mi	3/2.0	1,296 (-0%)	2mo	$250,000	$193	83
1106 S 9th St	0.10mi	3/2.0	1,311 (+1%)	20mo	$288,000	$220	77
401 W Mcneill St	0.29mi	2/2.0 (-1)	1,309 (+1%)	6mo	$225,000	$172	76
515 W Killiegrey St	0.31mi	3/2.0	1,228 (-6%)	8mo	$255,000	$208	69
104 W Old Rd	0.26mi	3/1.0	1,410 (+8%)	1mo	$207,000	$147	69
1102 S 1st St	0.22mi	3/2.0	1,380 (+6%)	16mo	$152,000	$110	66
510 W Edgar St	0.58mi	3/2.5	1,396 (+7%)	18mo	$240,000	$172	44
409 S 13th St	0.51mi	3/1.0	1,138 (-12%)	13mo	$232,000	$204	41
610 W Old Rd	0.50mi	2/2.0 (-1)	1,483 (+14%)	13mo	$175,000	$118	38
802 S Parrish St	0.68mi	3/2.0	1,448 (+11%)	16mo	$275,000	$190	36
1009 Hillside Dr	0.65mi	3/2.0	1,440 (+11%)	19mo	$299,500	$208	36
798 S Parrish St	0.67mi	3/2.0	1,465 (+13%)	18mo	$277,500	$189	33

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,992
• Equity at exit: $25,198

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $15,760
• Equity at exit: $14,612

Cash invested: $47,320 (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 27546

• Home prices YoY: -14.4%
• Active inventory: 834
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $289

Break-even live

Break-even rent $1,355

Max offer price $169,000

Occupancy floor 78%

Sensitivity live

Price	-10% $385	-5% $337	+0% $289	+5% $241	+10% $194
Rent	-10% $153	-5% $221	+0% $289	+5% $357	+10% $425
Rate	-1.0pp $374	-0.5pp $332	base $289	+0.5pp $246	+1.0pp $201

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Laura Ln Lillington, NC	3.0	2.0	1140	$1,290	$1.13	25d	1	0.52mi
299 Emilies Crossing Way Lillington, NC	3.0	2.0	1317	$1,649	$1.25	15d	1	0.96mi

Listing history 4 events

1. 2026-06-07
   remarks 527-char remark
2. 2026-06-07
   statusdays on market $169,000 Pending 3 DOM
3. 2026-06-03
   remarks 427-char remark
4. 2026-06-03
   listed $169,000 Active 1 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: $1,369 · $114/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$17/yr (+$1/mo · 1.2%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $20,659
• − Mortgage interest: −$9,467
• − Property taxes: −$1,369
• − Insurance: −$845
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,916
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $3,290/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lillington, NC
• County: Harnett County · 125,715 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 21,419
• Household income: $66,746
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 642.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 14% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -33.35%
• Current HPI: 198.2885
• 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

+111.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $169,000 TMLS
• 2021-08-13 Sold (Public Records) $80,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,369 · +0.0% YoY. Source: county tax records.