48 Britton Loop · Spout Springs, NC 28326

$75,000

2 bd · 1.0 ba · 765 sqft · Manufactured · 68 Days on market

Built 2024 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to an incredible opportunity in Sand Rock Mobile Home Park in Cameron, NC! This 2024 manufactured home has the perfect blend of affordability, comfort, and modern living ideal for first-time buyers, downsizers, or investors. 2 spacious bedrooms and 1 full bathroom, this home is practically brand new and move-in ready. Enjoy the convenience of a full appliance package, including a washer and dryer, making everyday living seamless from day one. The open and functional layout maximizes space, while modern finishes provide a clean, fresh feel throughout. Located in a well-maintained community, this property with a low-maintenance lifestyle with lot rent at just $450 per month which incl

Key facts

• Built 2024
• Listed 68 days

Property features AI

Exterior

• Utilities: Public water; Holding tank or septic sewer
• Home design: Manufactured home; One story
• Construction: Vinyl siding
• Exterior features: See remarks for lot details

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.1% in Spout Springs — 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 B — 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: Johnsonville Elementary (math 28% / reading 31%, grade F, #975 of 1,410 statewide, top 71%, 475 students, 99% FRL); Highland Middle (math 34% / reading 41%, grade F, #256 of 475 statewide, top 55%, 875 students, 64% FRL); Western Harnett High (math 57% / reading 58%, grade C, #245 of 535 statewide, top 46%, 1,386 students, 60% FRL) — zoned schools average 74% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 248 active listings in the ZIP; solid renter incomes; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.43×
• Total profit: $30,125
• Equity at exit: $11,183

10-year hold

• IRR: 40.9%
• Equity multiple: 4.83×
• Total profit: $80,524
• Equity at exit: $6,485

Cash invested: $21,000 (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 28326

• Home prices YoY: -9.9%
• Rents YoY: 3.0%
• Active inventory: 248
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $665

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $716	-5% $691	+0% $665	+5% $639	+10% $613
Rent	-10% $546	-5% $605	+0% $665	+5% $724	+10% $783
Rate	-1.0pp $702	-0.5pp $684	base $665	+0.5pp $645	+1.0pp $625

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 68 DOM
2. 2026-06-18
   days on market $75,000 Active 65 DOM
3. 2026-06-17
   days on market $75,000 Active 64 DOM
4. 2026-06-16
   days on market $75,000 Active 63 DOM
5. 2026-06-15
   days on market $75,000 Active 62 DOM
6. 2026-06-14
   days on market $75,000 Active 60 DOM
7. 2026-06-10
   days on market $75,000 Active 57 DOM
8. 2026-06-09
   days on market $75,000 Active 56 DOM
9. 2026-06-08
   days on market $75,000 Active 55 DOM
10. 2026-06-07
    days on market $75,000 Active 54 DOM
11. 2026-06-05
    days on market $75,000 Active 51 DOM
12. 2026-06-03
    days on market $75,000 Active 50 DOM
13. 2026-06-02
    days on market $75,000 Active 49 DOM
14. 2026-06-01
    days on market $75,000 Active 48 DOM
15. 2026-05-31
    days on market $75,000 Active 47 DOM
16. 2026-05-30
    days on market $75,000 Active 46 DOM
17. 2026-04-14
    listed $75,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $17,969
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,182
• Taxable income: $7,211
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $6,245/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 · 10 photos

Good 80/100 None rehab

This 2024 manufactured home is move-in ready with modern finishes and a low-maintenance lifestyle. It offers a good condition score and potential for minor aesthetic improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters
• Both Add a small garden or flower bed near the front door — Enhances curb appeal and adds a welcoming touch

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters ↑
• Both Add a small garden or flower bed near the front door — Enhances curb appeal and adds a welcoming touch ↑

ⓘ 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: 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 — Spout Springs

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

Census & demographics

• County: Harnett County · 125,715 people
• Metro: Fayetteville, NC
• Population (ZIP): 26,068
• Household income: $75,431
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 456.0

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 0.64)
• Race & ethnicity: White 52% Black 27% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -24.96%
• Current HPI: 226.8295
• Rent YoY: ▲ 2.95%
• 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

1 event — show timeline

• 2026-04-14 Listed $75,000 LPRMLS