246 Farmhouse Ct · Barbecue, NC 27332

$250,000

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 19 Days on market

Built 2001 0.57 ac lot Est $341k · 27% under · waterfront $26/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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT LOCATION- GREAT HOME, LOCATED CLOSE TO FORT BRAGG AND SANFORD. HOME IS LOCATED IN HARNETT COUNTY. SITTING ON A BEAUTIFUL LAKE, YOU CAN VACATION AT HOME. COMMUNITY ACCESS TO POOL AND PARK LOCATED IN THE COMMUNITY. HOME FEATURES A OPEN FLOOR PLAN WITH LARGE GREAT ROOM, FORMAL DINING ROOM, SITTING AREA, AND LIVING ROOM, EAT-IN KITCHEN AND WONDERFUL MASTER SUITE. HOME HAS APPROXIMATE 2052 SQUARE FEET. GLAMOUR BATH IN MASTER BEDROOM INCLUDES LARGE SOAKING TUB, SHOWER, AND WALK IN CLOSET. MASTER-SUITE INCLUDES A SITTING AREA. LARGE PRIVATE LOT LOCATED IN CUL-DE-SAC. NICE COVERED SITTING PORCH ON THE FRONT OF HOME. BACK OF HOME HAS DOUBLE DOORS LEADING OUT TO THE LAKE. TAKE ADVANTAGE OF OWNING THIS WONDERFUL PROPERTY. CALL TO SCHEDULE YOUR PRIVATE SHOWING TODAY.

Key facts

• Quiet cul-de-sac
• Waterfront scenery
• Large pond lot

Tags

• LARGE POND LOT
• TWO GENEROUS LIVING AREAS
• QUIET CUL-DE-SAC
• WATERFRONT SCENERY

Property features AI

Finance

• Other: Lot is wooded, cleared and sloping; located on a cul-de-sac; paved road access; zoning RA-20 (Residential Agricultural)
• HOA & community: Homeowners association with an annual fee of $315 (about $26.25/month); Subdivision: FIVE PONDS

Exterior

• Utilities: Public water; No sewer available
• Home design: Manufactured home; Residential property; On waterfront with pond view; Has view
• Construction: Vinyl siding
• Exterior features: Dock; Covered front porch; Porch; Patio

Interior

• Kitchen: Refrigerator; Dishwasher; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Kitchen island; Laminate countertops; Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $52 ($619/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.6% below list).
• Recommended offer: $199k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Barbecue — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Highland Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 891 students, 53% FRL); Western Harnett Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 820 students, 57% FRL); Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/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 $8k 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 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $124k; list at $250k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,510 (20.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $340,735
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Jessica Ct	0.21mi	3/2.0	2,052 (0%)	1mo	$180,000	$88	90
118 Cherry Berry Ln	0.29mi	3/2.0	2,108 (+3%)	0mo	$259,000	$123	82
101 Farmhouse Ct	0.14mi	3/2.0	2,070 (+1%)	14mo	$244,900	$118	80
40 Five Ponds Dr	0.12mi	3/2.0	2,096 (+2%)	19mo	$235,000	$112	75
211 Farmhouse Ct	0.06mi	4/2.0 (+1)	2,049 (-0%)	23mo	$260,000	$127	73
2 Christopher Dr	0.37mi	3/2.0	1,801 (-12%)	6mo	$244,900	$136	58

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-33,522
• Equity at exit: $37,276

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-9,147
• Equity at exit: $21,615

Cash invested: $70,000 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 462
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$104
• HOA: −$26
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $52

Break-even live

Break-even rent $1,920

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $193	-5% $122	+0% $52	+5% $-19	+10% $-90
Rent	-10% $-105	-5% $-27	+0% $52	+5% $130	+10% $208
Rate	-1.0pp $177	-0.5pp $115	base $52	+0.5pp $-13	+1.0pp $-79

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Forest Mountain Ct Sanford, NC	3.0	2.5	2537	$2,350	$0.93	25d	1	0.95mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-21
   days on market $250,000 Active 19 DOM
2. 2026-06-18
   days on market $250,000 Active 16 DOM
3. 2026-06-17
   days on market $250,000 Active 15 DOM
4. 2026-06-16
   days on market $250,000 Active 14 DOM
5. 2026-06-15
   days on market $250,000 Active 13 DOM
6. 2026-06-14
   days on market $250,000 Active 11 DOM
7. 2026-06-10
   days on market $250,000 Active 8 DOM
8. 2026-06-09
   days on market $250,000 Active 7 DOM
9. 2026-06-08
   days on market $250,000 Active 6 DOM
10. 2026-06-07
    days on market $250,000 Active 5 DOM
11. 2026-06-05
    days on market $250,000 Active 2 DOM
12. 2026-06-03
    remarks 428-char remark
13. 2026-06-03
    listing id $250,000 Active 1 DOM
14. 2026-06-02
    remarks 427-char remark
15. 2026-06-02
    listed $250,000 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: $906 · $75/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,144/yr (+$95/mo · 126.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,821
• − Mortgage interest: −$14,004
• − Property taxes: −$906
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$312
• − Depreciation: −$7,273
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,515/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 — Barbecue

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Barbecue, NC
• County: Lee County · 76,725 people
• 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 (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 0.59)
• 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 · 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: ▼ -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

+284.6% since first listed

8 events — show timeline

• 2026-05-27 Listed $250,000 LPRMLS
• 2020-04-21 Sold (Public Records) $124,000 Public Records
• 2020-04-21 Sold (MLS) $124,000 LPRMLS
• 2019-10-29 Listed $124,000 LPRMLS
• 2005-12-15 Sold (MLS) $58,510 AMLSNC
• 2005-12-15 Sold (MLS) $58,510 TMLS
• 2005-01-28 Listed $65,000 AMLSNC
• 2005-01-28 Listed $65,000 TMLS

Property tax history

-0.5%/yr

Latest (2025): $906 · +0.0% YoY. Source: county tax records.