63 Dorado Dr #193 · Lillington, NC 27501

$243,358

3 bd · 2.5 ba · 1,540 sqft · Condo · 102 Days on market

Built 2026 Excellent condition Garage $123/mo HOA · 6% of rent

---

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 +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Hallie at Powell, a new construction townhome in Angier designed for everyday living. With an estimated September completion date, this 3-bedroom, 2.5-bath townhome offers 1,540 square feet of open, inviting living space that makes it easy to gather with friends, unwind after a long day, and feel right at home. The kitchen sits at the heart of the main level and features quartz countertops, a gas cooktop, and plenty of room for everything from weeknight dinners to weekend entertaining. Luxury vinyl plank flooring, 9-foot ceilings, and thoughtfully selected finishes create a bright and inviting atmosphere throughout.

Key facts

• Gas cooktop
• Quartz countertops
• One-car garage

Tags

• NEW CONSTRUCTION TOWNHOME
• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOPS
• GAS COOKTOP
• ONE-CAR GARAGE
• MODERN FINISHES

🏗️ New construction. The $243,358 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,592.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (16.1% below list).
• Recommended offer: $204k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% 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 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 974 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 102 days — a 9% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,071 (16.1% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $249,592
• List price: $243,358
• Delta: -2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Dorado Dr #196	0.01mi	3/2.5	1,607 (+4%)	0mo	$244,750	$152	92
32 Serpens Dr #220	0.04mi	3/2.5	1,612 (+5%)	0mo	$253,207	$157	90
224 Ivy Banks Dr	0.65mi	4/2.5 (+1)	1,560 (+1%)	1mo	$286,999	$184	62
250 Rusling Leaf Dr	1.16mi	3/2.5	1,418 (-8%)	0mo	$236,000	$166	52
45 Rusling Leaf Dr	1.15mi	3/2.5	1,418 (-8%)	0mo	$227,160	$160	52
267 Rusling Leaf Dr	1.18mi	3/2.5	1,418 (-8%)	0mo	$227,220	$160	52
246 Rusling Leaf Dr	1.16mi	3/2.5	1,418 (-8%)	1mo	$237,095	$167	51
166 Rusling Leaf Dr	1.07mi	4/2.5 (+1)	1,658 (+8%)	0mo	$289,490	$175	47
264 Chapel St	1.09mi	3/2.5	1,749 (+14%)	1mo	$304,990	$174	42
59 Chardonnay Dr	1.14mi	3/2.0	1,826 (+19%)	0mo	$306,990	$168	38
356 Hunting Wood Dr	0.80mi	4/2.5 (+1)	1,921 (+25%)	1mo	$315,000	$164	34
125 Donatella Way	0.88mi	4/2.5 (+1)	1,917 (+24%)	1mo	$315,000	$164	34

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.16×
• Total profit: $-58,445
• Equity at exit: $37,215

10-year hold

• IRR: -26.3%
• Equity multiple: -0.17×
• Total profit: $-82,105
• Equity at exit: $21,580

Cash invested: $69,886 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 974
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,309
• Tax est. 1.5%: −$312 /mo · $3,744/yr
• Insurance: −$104
• HOA: −$123
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-236

Break-even live

Break-even rent $2,339

Max offer price $215,484

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-149	+0% $-236	+5% $-322	+10% $-408
Rent	-10% $-397	-5% $-316	+0% $-236	+5% $-155	+10% $-74
Rate	-1.0pp $-110	-0.5pp $-172	base $-236	+0.5pp $-300	+1.0pp $-366

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: $62,398
• Closing costs: $7,488
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Royal Meadow Dr Angier, NC	4.0	2.5	1800	$1,830	$1.02	119d	1	0.15mi
39 Virgo Dr Angier, NC	4.0	2.5	1658	$2,100	$1.27	6d	1	0.16mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	119d	1	0.18mi
107 Coleshill Rd Angier, NC	3.0	2.5	1800	$1,895	$1.05	6d	1	0.28mi
389 Chedworth Dr Angier, NC	3.0	2.0	1552	$1,925	$1.24	6d	1	0.31mi
260 Chedworth Dr Angier, NC	4.0	2.5	2070	$1,949	$0.94	1d	1	0.32mi
394 Chedworth Dr Angier, NC	3.0	2.5	1742	$1,985	$1.14	6d	1	0.34mi
32 Foxton Pl Angier, NC	3.0	2.5	1742	$1,965	$1.13	0d	1	0.40mi
50 Chedworth Dr Angier, NC	3.0	2.0	1384	$2,095	$1.51	119d	1	0.46mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	119d	1	0.54mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	117d	1	0.54mi
379 Hunting Wood Dr Angier, NC	4.0	2.5	2200	$1,995	$0.91	6d	1	0.76mi
23 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,625	$1.15	6d	1	1.07mi
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,695	$1.20	1d	1	1.08mi
166 River Bank Rd Fuquay Varina, NC	3.0	2.5	2100	$1,985	$0.95	6d	1	1.17mi
213 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,200	$1.25	5d	1	1.18mi
131 River Bank Rd Fuquay Varina, NC	4.0	2.5	1675	$1,995	$1.19	6d	1	1.19mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	109d	1	1.20mi
86 Norman Ave Lillington, NC	4.0	2.0	2067	$2,000	$0.97	6d	1	1.43mi

Property features AI

Finance

• Other: Unit number 193Lot roughly 0.04 acres (private maintained road)Energy-efficient and green features: ENERGY STAR qualified doors, windows, thermostat, HVAC and lighting; insulation; ventilation and indoor air quality controls; use of recycled materials
• HOA & community: Homeowners association managed by Charleston ManagementAnnual association feeCommunity amenities include pool, playground, dog park, picnic area, sidewalks, and street lightsAssociation covers grounds and structure maintenance, pest control, road maintenance, sewer, snow removal, and storm water maintenance

Exterior

• Parking: Attached garage with garage door opener (1 garage space)Additional paved driveway parkingOpen parking available (about 20 open spaces, total parking listed as 222)
• Security: Smart lock(s)
• Utilities: Public waterPublic sewerElectricity availableNatural gas connectedCable available
• Home design: TownhouseTwo levelsEntry on level 1 via front doorFaces southeastNew construction / under construction
• Construction: Vinyl sidingArchitectural shingle/synthetic roofConcrete perimeter foundation and slabBuilt by Mattamy Homes (model: Hallie)
• Exterior features: PatioRain guttersSmart locksPrivacy vinyl fencing

Interior

• Kitchen: DisposalGas rangeMicrowaveSelf-cleaning ovenStainless steel appliancesVented exhaust fan
• Bedrooms: 3 bedrooms (includes upper level bedroom locations listed for laundry — unit is multi-level)
• Flooring: CarpetConcreteLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: No conventional heating specifiedCentral air with heat pumpENERGY STAR qualified equipmentZoned cooling
• Interior features: Bathtub/shower combinationBreakfast barDouble vanityEntrance foyerHigh ceilingsKitchen and dining room combinationLiving and dining room combinationPantryQuartz countersSmart home featuresSmart thermostatWalk-in closet(s)
• Laundry & utility: Washer hookup (in unit, inside, upper level)Electric dryer hookup

HOA detail $123/mo · $1,476/yr condo

• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $243,358 Active 102 DOM
2. 2026-09-23
   days on market $243,358 Active 101 DOM
3. 2026-09-22
   days on market $243,358 Active 100 DOM
4. 2026-09-21
   days on market $243,358 Active 99 DOM
5. 2026-09-20
   days on market $243,358 Active 98 DOM
6. 2026-09-19
   days on market $243,358 Active 97 DOM
7. 2026-09-18
   days on market $243,358 Active 96 DOM
8. 2026-09-17
   days on market $243,358 Active 95 DOM
9. 2026-09-16
   days on market $243,358 Active 94 DOM
10. 2026-09-15
    days on market $243,358 Active 93 DOM
11. 2026-09-14
    days on market $243,358 Active 92 DOM
12. 2026-09-13
    days on market $243,358 Active 91 DOM
13. 2026-09-13
    days on market $243,358 Active 90 DOM
14. 2026-09-11
    days on market $243,358 Active 89 DOM
15. 2026-09-05
    days on market $243,358 Active 83 DOM
16. 2026-09-04
    days on market $243,358 Active 82 DOM
17. 2026-09-03
    days on market $243,358 Active 81 DOM
18. 2026-08-31
    days on market $243,358 Active 78 DOM
19. 2026-08-30
    days on market $243,358 Active 77 DOM
20. 2026-08-29
    days on market $243,358 Active 76 DOM
21. 2026-08-28
    days on market $243,358 Active 75 DOM
22. 2026-08-27
    days on market $243,358 Active 74 DOM
23. 2026-08-26
    days on market $243,358 Active 73 DOM
24. 2026-08-25
    days on market $243,358 Active 72 DOM
25. 2026-08-24
    days on market $243,358 Active 71 DOM
26. 2026-08-23
    days on market $243,358 Active 70 DOM
27. 2026-08-22
    days on market $243,358 Active 69 DOM
28. 2026-08-21
    days on market $243,358 Active 68 DOM
29. 2026-08-20
    days on market $243,358 Active 67 DOM
30. 2026-08-19
    days on market $243,358 Active 66 DOM
31. 2026-08-18
    days on market $243,358 Active 65 DOM
32. 2026-08-17
    days on market $243,358 Active 64 DOM
33. 2026-08-16
    days on market $243,358 Active 63 DOM
34. 2026-08-15
    days on market $243,358 Active 62 DOM
35. 2026-08-14
    days on market $243,358 Active 61 DOM
36. 2026-08-13
    days on market $243,358 Active 60 DOM
37. 2026-08-12
    days on market $243,358 Active 59 DOM
38. 2026-08-11
    days on market $243,358 Active 58 DOM
39. 2026-08-10
    days on market $243,358 Active 57 DOM
40. 2026-08-09
    days on market $243,358 Active 56 DOM
41. 2026-08-08
    days on market $243,358 Active 55 DOM
42. 2026-08-07
    days on market $243,358 Active 54 DOM
43. 2026-08-06
    days on market $243,358 Active 53 DOM
44. 2026-08-05
    days on market $243,358 Active 52 DOM
45. 2026-08-04
    days on market $243,358 Active 51 DOM
46. 2026-08-03
    days on market $243,358 Active 50 DOM
47. 2026-07-31
    days on market $243,358 Active 47 DOM
48. 2026-07-30
    price $243,358 Active 45 DOM
49. 2026-07-29
    days on market $243,843 Active 45 DOM
50. 2026-07-27
    days on market $243,843 Active 43 DOM

ⓘ 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: $24,489
• − Mortgage interest: −$13,981
• − Property taxes: −$3,744
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$1,476
• − Depreciation: −$7,261
• Taxable loss: −$7,139
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $-1,115/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 new construction townhome is in excellent condition with no repairs needed. It offers a move-in-ready opportunity with high-ROI updates to complete the interior and exterior finishing, ensuring both resale and rental value.

Value-add opportunities

• Both Complete interior finishing (drywall, paint, flooring, etc.) — Creates move-in-ready condition ↑
• Both Install kitchen appliances — Enhances functionality and appeal ↑
• Both Install bathroom fixtures and finishes — Completes the living space ↑
• Both Install HVAC system — Ensures comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary North Harnett Primary Middle Harnett Central Middle F NC #323/475 Nat'l #8,497/14,009 High Harnett Central High D- NC #334/535 Nat'l #6,330/17,239

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

B Composite livability gradescore 71/100

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 · 153,758 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 9% of renters

---

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• 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

Property features AI

Finance

• Other: Unit number 193Lot roughly 0.04 acres (private maintained road)Energy-efficient and green features: ENERGY STAR qualified doors, windows, thermostat, HVAC and lighting; insulation; ventilation and indoor air quality controls; use of recycled materials
• HOA & community: Homeowners association managed by Charleston ManagementAnnual association feeCommunity amenities include pool, playground, dog park, picnic area, sidewalks, and street lightsAssociation covers grounds and structure maintenance, pest control, road maintenance, sewer, snow removal, and storm water maintenance

Exterior

• Parking: Attached garage with garage door opener (1 garage space)Additional paved driveway parkingOpen parking available (about 20 open spaces, total parking listed as 222)
• Security: Smart lock(s)
• Utilities: Public waterPublic sewerElectricity availableNatural gas connectedCable available
• Home design: TownhouseTwo levelsEntry on level 1 via front doorFaces southeastNew construction / under construction
• Construction: Vinyl sidingArchitectural shingle/synthetic roofConcrete perimeter foundation and slabBuilt by Mattamy Homes (model: Hallie)
• Exterior features: PatioRain guttersSmart locksPrivacy vinyl fencing

Interior

• Kitchen: DisposalGas rangeMicrowaveSelf-cleaning ovenStainless steel appliancesVented exhaust fan
• Bedrooms: 3 bedrooms (includes upper level bedroom locations listed for laundry — unit is multi-level)
• Flooring: CarpetConcreteLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: No conventional heating specifiedCentral air with heat pumpENERGY STAR qualified equipmentZoned cooling
• Interior features: Bathtub/shower combinationBreakfast barDouble vanityEntrance foyerHigh ceilingsKitchen and dining room combinationLiving and dining room combinationPantryQuartz countersSmart home featuresSmart thermostatWalk-in closet(s)
• Laundry & utility: Washer hookup (in unit, inside, upper level)Electric dryer hookup

Price history

1 event — show timeline

• 2026-06-14 Listed $243,358 TMLS