375 Beulah Brown Rd · Sanford, NC 27332

$169,900

2 bd · 2.0 ba · 835 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition 0.49 ac lot ↓ 3% since listing

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new 2026 Clayton Homes model situated on a 0.49-acre lot in Sanford. Offering 2 bedrooms and 2 bathrooms, this home features a functional layout with a split bedroom design for added privacy. Enjoy the benefit of a fresh start with a home that has never been lived in, along with plenty of outdoor space to make your own. Conveniently located with access to US Highway 1, this property offers an ideal location for commuters traveling to Apex, Raleigh, and surrounding areas. Affordable new construction with land is increasingly rare in this area, making this a great opportunity for buyers looking to enter the market. This property qualifies for Conventional, FHA, USDA, and

Key facts

• Split bedroom design
• 0.49-acre lot
• Outdoor space

Tags

• 0.49-ACRE LOT
• SPLIT BEDROOM DESIGN
• OUTDOOR SPACE
• EASY ACCESS TO US HIGHWAY 1

Property features AI

Finance

• Other: Living area reported as 835 (above grade finished area 835)
• Financial info: No additional financial details provided
• HOA & community: No association

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Community water; Septic tank
• Home design: Manufactured house; One level; Built by Clayton Homes (model: Delight)
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof
• Exterior features: Lot approximately 0.49 acres; Zoned RA/MH; Publicly maintained road access

Interior

• Kitchen: Includes dishwasher, electric range, and refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Electric water heater; Refrigerator
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-14 ($-169/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (13.6% below list).
• Recommended offer: $147k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Sanford — 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 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, commute F.
• Lee County Schools (rural): math 31% / reading 39% proficiency, ranked #131 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tramway Elementary (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 545 students, 47% FRL); Sanlee Middle School (math 32% / reading 43%, grade F, #256 of 475 statewide, top 55%, 809 students, 70% FRL); Southern Lee High School (math 43% / reading 46%, grade F, #352 of 535 statewide, top 68%, 1,234 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; solid renter incomes; 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

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.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $146,847 (13.6% 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. 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. Crime grade is D 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-25,589
• Equity at exit: $25,333

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-11,346
• Equity at exit: $14,690

Cash invested: $47,572 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 462
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-14

Break-even live

Break-even rent $1,486

Max offer price $167,867

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $45	+0% $-14	+5% $-73	+10% $-131
Rent	-10% $-130	-5% $-72	+0% $-14	+5% $44	+10% $102
Rate	-1.0pp $72	-0.5pp $29	base $-14	+0.5pp $-58	+1.0pp $-103

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $169,900 Pending 30 DOM
2. 2026-06-03
   days on market $169,900 Active 29 DOM
3. 2026-06-02
   days on market $169,900 Active 28 DOM
4. 2026-06-01
   days on market $169,900 Active 27 DOM
5. 2026-05-31
   days on market $169,900 Active 26 DOM
6. 2026-05-30
   days on market $169,900 Active 25 DOM
7. 2026-05-19
   price $169,900
8. 2026-05-05
   listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,943
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $565/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand new 2026 Clayton Homes model is move-in ready with excellent condition and no repairs needed. It offers a functional layout and is located in a desirable area with access to US Highway 1. Consider landscaping and painting to further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both Lighting — Improved lighting can make the home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Lighting — Improved lighting can make the home more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lee County Schools
• NCES district ID: 3702560
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $45,300
• Composite: 29.87/100
• National rank: #6403
• State rank: #131 of 178 in NC

Livability — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 76,725 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 632.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 63,008 people
• By 2030: 64,443 · +2.3%
• By 2040: 66,898 · +6.2%
• By 2050: 68,310 · +8.4%
• By 2075: 70,920 · +12.6%
• By 2100: 70,402 · +11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

Political lean MEDSL · Lee

• 2024 margin: R (+17.5) · D 40.8% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -8.4pp · 2024: -17.5pp
• All cycles: 2024: R+17.5 2020: R+14.9 2016: R+13.2 2012: R+10.2 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

-2.9% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $169,900 TMLS
• 2026-05-05 Listed $175,000 TMLS