3709 Wyndfair Dr · Angier, NC 27526

$250,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 6 Days on market

Built 2000 1.01 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 full bath home sitting on just over an acre of land with tons of updates! HVAC AND ROOF ARE NEW! Step inside to brand-new LVP flooring and fresh paint throughout. Spacious kitchen offers ample counter space, brand-new granite countertops, a tile backsplash, and all-new stainless steel appliances. The master bathroom is a dream, complete with a soaking tub, walk-in shower, and dual vanity sink. Schedule your showing today!!!

Key facts

• Fresh paint
• Acre of land
• New hvac

Tags

• ACRE OF LAND
• NEW HVAC
• NEW ROOF
• BRAND-NEW LVP FLOORING
• FRESH PAINT
• SPACIOUS KITCHEN

Property features AI

Finance

• HOA & community: No association

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured double-wide home; One level
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Deck; Front porch; Lot about 1.01 acres; Zoned R-20; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Microwave
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $312 ($4k/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 $233k (6.8% below list).
• Recommended offer: $233k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.9% in Angier — 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 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, commute F.
• Wake County Schools (suburban): math 52% / reading 60% proficiency, ranked #35 of 178 in NC (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Lakes Elementary (math 46% / reading 53%, grade D, #417 of 1,410 statewide, top 32%, 815 students, 23% FRL); Fuquay-Varina Middle (math 42% / reading 55%, grade C-, #127 of 475 statewide, top 28%, 1,164 students, 29% FRL); Willow Spring High (1,477 students, 30% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).

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.
• Wake County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $121k; list at $250k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $233,064 (6.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-20,419
• Equity at exit: $37,276

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $8,646
• 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 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1151
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $312

Break-even live

Break-even rent $1,935

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $454	-5% $383	+0% $312	+5% $242	+10% $171
Rent	-10% $128	-5% $220	+0% $312	+5% $404	+10% $497
Rate	-1.0pp $438	-0.5pp $376	base $312	+0.5pp $248	+1.0pp $182

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2917 Horse Rein Pl Willow Spring, NC	3.0	2.5	2210	$2,300	$1.04	15d	1	1.10mi
1200 Matterhorn Dr Fuquay Varina, NC	3.0	2.5	1924	$2,095	$1.09	4d	1	1.26mi
1631 Chestnut Tree Dr Fuquay Varina, NC	4.0	3.0	2132	$2,145	$1.01	24d	1	1.34mi
713 Hough Pond Ln Fuquay Varina, NC	3.0–5.0	2.0–3.5	2061	$2,560	$1.24	3d	14	1.45mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-15
   listed $250,000 Active
3. 2022-09-16
   soldstatus $121,000
4. 2000-11-06
   soldstatus $105,500

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$687/yr (+$57/mo · 50.4%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $27,968
• − Mortgage interest: −$14,004
• − Property taxes: −$1,363
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$7,273
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $3,844/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: Wake County Schools
• NCES district ID: 3704720
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $67,509
• Composite: 49.41/100
• National rank: #2010
• State rank: #35 of 178 in NC

Livability — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wake County · 1,216,256 people
• City population: 24,806
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 844.0

Population outlook (Wake County) Hauer SSP2

• Today (2025): 1,293,152 people
• By 2030: 1,428,223 · +10.4%
• By 2040: 1,698,188 · +31.3%
• By 2050: 1,955,807 · +51.2%
• By 2075: 2,520,273 · +94.9%
• By 2100: 2,893,335 · +123.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wake

• 2024 margin: Strong D (+25.5) · D 61.9% · R 36.4% · Other 1.7%
• 2008→2024 swing: +11.1pp toward D · 2008: 14.4pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+26.4 2016: D+20.5 2012: D+10.2 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, 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

+137.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — TMLS
• 2026-05-15 Listed $250,000 TMLS
• 2022-09-16 Sold (Public Records) $121,000 Public Records
• 2000-11-06 Sold (Public Records) $105,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,363 · +2.9% YoY. Source: county tax records.