Is 35 Bluebell St in Sanford, NC a good investment?

CashFlowRE grades it F with a 4.5% cap rate and $-497/mo modeled cash flow at a $324,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 35 Bluebell St?

The modeled cap rate is 4.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,248/month, from CashFlowRE's rent model.

F Composite 34.14

Why this score? — see what drove the F 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 +9.2/15.0
Cash flow +6.9/30.0
Condition / age +4.0/5.0
Schools +3.8/10.0
Rent growth +3.7/5.0
Livability +3.6/5.0
1% rule +1.9/10.0
DSCR +1.1/10.0
Appreciation +0.0/10.0

$324,990

35 Bluebell St · Sanford, NC 27330

5 bd · 2.5 ba · 2,203 sqft · SingleFamily · 16 Days on market

Built 2026 Good condition 6,969 sqft lot 2-car garage $148/sqft · at area comps Est $338k · at est. $27/mo HOA · 1% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Time to Design: The Elder home plan at Brookshire Single Family by Ryan Homes in Sanford, NC. This plan features a bright and open layout on the first floor with a flex room perfect for a home office. All 5 bedrooms are on the second floor along with convenient laundry room. Enjoy included upgrades like granite countertops, LVP flooring, and all appliances included - even washer and dryer. Enjoy the back yard from your covered porch. Discover a serene, wooded community in Lee County with time to pick your own design features. Conveniently located near Highway 421 and easy access to Raleigh, Fayetteville and Pittsboro. Start investing in your future at Brookshire today.

Key facts

Covered porch
Wooded community
Lvp flooring

What this means for you Summary

Snapshot

This is a 5-bed/2.5-bath single-family listed at $325k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-497 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $253k (22.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (30.8% below list).
Recommended offer: $225k (30.8% below list) — sets the bar for 1% rule.

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); West Lee Middle (math 25% / reading 39%, grade F, #317 of 475 statewide, top 68%, 607 students, 70% FRL); Lee County High (math 39% / reading 44%, grade F, #381 of 535 statewide, top 72%, 1,508 students, 60% FRL) — zoned schools at 59% FRL track the district average.
Market conditions: Rents rising fast (+4.7%/yr); 802 active listings in the ZIP; 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).
This rent runs 44% of the median local income ($61k/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 $10k 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 16 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
4 sale attempts 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.

Recommended offer $224,830 (30.8% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.69% ✗
Cap rate: 4.46%
Cash-on-cash: -6.55%
DSCR: 0.71
GRM: 12.0

CMA / ARV

ARV (median comp): $338,033
List price: $324,990
Delta: -3.86%
Verdict: FAIR
Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Rosewood Dr	0.20mi	4/2.5 (-1)	2,203 (0%)	12mo	$344,985	$157	76
406 Rosewood Dr	0.27mi	4/2.5 (-1)	2,203 (0%)	10mo	$335,045	$152	74
413 Rosewood Dr	0.11mi	5/3.0	2,541 (+15%)	0mo	$359,990	$142	68
318 Lismore St	0.18mi	4/2.5 (-1)	2,464 (+12%)	6mo	$401,585	$163	62
102 Winterberry Way	0.18mi	4/2.5 (-1)	1,680 (-24%)	11mo	$289,990	$173	53
302 Rosewood Dr	0.18mi	4/2.5 (-1)	1,680 (-24%)	12mo	$311,990	$186	51
408 Clovermist Ct	1.40mi	5/3.0	2,730 (+24%)	3mo	$430,000	$158	35
1309 Longleaf Ln	1.04mi	4/2.5 (-1)	2,295 (+4%)	27mo	$351,000	$153	33
108 Roundrock Ln	1.25mi	4/2.5 (-1)	2,466 (+12%)	18mo	$440,000	$178	25

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 · 4.66% rent growth · sell at horizon

5-year hold

IRR: -25.8%
Equity multiple: 0.12×
Total profit: $-80,435
Equity at exit: $48,457

10-year hold

IRR: -17.7%
Equity multiple: -0.04×
Total profit: $-94,373
Equity at exit: $28,099

Cash invested: $90,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 14 active · 7 under contract
Months of supply: 84.0 mo (1%/mo absorbed)
Median asking: $352,488 ($143/sqft)
Median days on market: 30 d
This list price: 14% of active listings are priced below it
ARV vs active asking: +7.3% vs current asking $/sqft

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

ZIP-level market 27330

Home prices YoY: -19.4%
Rents YoY: 4.7%
Active inventory: 802
Price-to-rent: 12.0×

Monthly cashflow live

Estimated rent: $2,248 medium interval (Pro) →
Mortgage (P&I): −$1,704
Tax est. 1.5%: −$406 /mo · $4,875/yr
Insurance: −$135
HOA: −$27
Lot rent: −$0
Vacancy / Maint / Mgmt: −$472
Net cashflow: $-497

Break-even live

Break-even rent $2,877

Max offer price $253,106

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-384	+0% $-497	+5% $-609	+10% $-721
Rent	-10% $-674	-5% $-586	+0% $-497	+5% $-408	+10% $-319
Rate	-1.0pp $-333	-0.5pp $-414	base $-497	+0.5pp $-581	+1.0pp $-667

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: $81,248
Closing costs: $9,750
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community: Community association (Charleston Management)Association fee $82.50 quarterlyCommunity features: curbs, sidewalks, street lights

Exterior

Parking: Attached 2-car garageConcrete driveway; garage faces front
Utilities: Public waterPublic sewer
Home design: Two-story site-built houseVinyl sidingModel: Elder (Ryan Homes)
Construction: Vinyl siding constructionArchitectural shingle roofSlab foundationBuilt by Ryan Homes
Exterior features: Covered rear porch

Interior

Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorGranite countersKitchen islandPantry
Bedrooms: 5 bedrooms
Flooring: CarpetLuxury vinyl
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Electric heating (zoned)Central air conditioning (dual)
Interior features: Granite countersKitchen islandPantryRecessed lightingSmart thermostatWalk-in closet(s)
Laundry & utility: Laundry room on upper levelWasherDryerElectric water heater

Listing history 50 events

2026-09-24

days on market $324,990 Active 16 DOM
2026-09-24

days on market $324,990 Active 15 DOM
2026-09-22

days on market $324,990 Active 14 DOM
2026-09-20

days on market $324,990 Active 12 DOM
2026-09-18

days on market $324,990 Active 10 DOM
2026-09-17

days on market $324,990 Active 9 DOM
2026-09-16

days on market $324,990 Active 8 DOM
2026-09-15

days on market $324,990 Active 7 DOM
2026-09-14

days on market $324,990 Active 6 DOM
2026-09-13

days on market $324,990 Active 5 DOM
2026-09-12

days on market $324,990 Active 4 DOM
2026-09-11

days on marketlisting id $324,990 Active 3 DOM
2026-09-05

pricedays on marketlisting id $324,990 Active 1 DOM
2026-09-05

days on market $331,990 Active 11 DOM
2026-09-04

days on market $331,990 Active 10 DOM
2026-09-03

days on market $331,990 Active 9 DOM
2026-09-02

days on market $331,990 Active 8 DOM
2026-08-30

days on market $331,990 Active 5 DOM
2026-08-29

days on market $331,990 Active 4 DOM
2026-08-28

days on market $331,990 Active 3 DOM
2026-08-27

days on market $331,990 Active 2 DOM
2026-08-25

days on marketlisting id $331,990 Active 1 DOM
2026-08-25

days on market $331,990 Active 111 DOM
2026-08-24

days on market $331,990 Active 110 DOM
2026-08-23

days on market $331,990 Active 109 DOM
2026-08-22

days on market $331,990 Active 108 DOM
2026-08-21

days on market $331,990 Active 107 DOM
2026-08-20

days on market $331,990 Active 106 DOM
2026-08-19

days on market $331,990 Active 105 DOM
2026-08-18

days on market $331,990 Active 104 DOM
2026-08-17

days on market $331,990 Active 103 DOM
2026-08-16

days on market $331,990 Active 102 DOM
2026-08-15

days on market $331,990 Active 101 DOM
2026-08-15

days on market $331,990 Active 100 DOM
2026-08-13

days on market $331,990 Active 99 DOM
2026-08-12

days on market $331,990 Active 98 DOM
2026-08-12

price $331,990 Active 97 DOM
2026-08-11

days on market $329,990 Active 97 DOM
2026-08-10

days on market $329,990 Active 96 DOM
2026-08-09

days on market $329,990 Active 95 DOM
2026-08-08

days on market $329,990 Active 94 DOM
2026-08-07

days on market $329,990 Active 93 DOM
2026-08-06

days on market $329,990 Active 92 DOM
2026-08-05

days on market $329,990 Active 91 DOM
2026-08-04

pricedays on market $329,990 Active 90 DOM
2026-08-03

days on market $319,480 Active 89 DOM
2026-07-31

days on market $319,480 Active 86 DOM
2026-07-30

days on market $319,480 Active 85 DOM
2026-07-29

days on market $319,480 Active 84 DOM
2026-07-27

days on market $319,480 Active 82 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,980
− Mortgage interest: −$18,204
− Property taxes: −$4,875
− Insurance: −$1,625
− Repairs & maintenance: −$2,158
− Management: −$2,158
− HOA: −$324
− Depreciation: −$9,454
Taxable loss: −$11,820

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,837
After-tax cash flow: $-3,125/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 · 6 photos

Good 80/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and a good layout. It has the potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑
Both Outdoor lighting — Improved lighting can make the home more inviting and increase its rental value. ↑
Both Smart home integration — Modern technology can increase the home's appeal and value to potential buyers and renters. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Bt Bullock Elementary F NC #688/1,410 Nat'l #19,354/41,679 Middle West Lee Middle F NC #317/475 Nat'l #8,317/14,009 High Lee County High F NC #381/535 Nat'l #7,907/17,239

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

B Composite livability gradescore 72/100

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

Census place: Sanford, NC
County: Lee County · 63,008 people
City population: 76,725
Metro: Sanford, NC
Population (ZIP): 39,778
Household income: $61,300
Rent vs Own: 37.4% rent · 62.6% own
Severe rent burden: 14% of renters

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 0.63)
Race & ethnicity: White 54% Hispanic / Latino 21% Black 19% Two or more races 10% Asian 1%
Hispanic origin (detail): Mexican 12% Puerto Rican 2%
Common ancestry: Slovak 4% Serbian 2% Italian 1%
Foreign-born: 10% · Canada
Languages at home: 81% English-only · Spanish 17%

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: ▼ -72.62%
Current HPI: 302.3589
Rent YoY: ▲ 4.66%
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
#17 Bank of America Charlotte $192.4B #166 Truist Financial Charlotte $20.5B
Retail	2	$95B
#52 Lowe's Mooresville $83.7B #337 Advance Auto Parts Raleigh $11.2B
Industrial Conglomerate	1	$38B
#114 Honeywell International Charlotte $37.9B
Metals / Steel	1	$35B
#121 Nucor Charlotte $35.4B
Utilities	1	$30B
#133 Duke Energy Charlotte $29.9B
Industrial Machinery	1	$19B
#182 Trane Technologies Davidson $18.9B

Price history

+0.2% since first listed

10 events — show timeline

2026-08-25 Listing Removed — TMLS
2026-08-11 Price Changed $331,990 TMLS
2026-08-04 Price Changed $329,990 TMLS
2026-07-30 Listed $331,990 TMLS
2026-05-06 Listing Removed — TMLS
2026-05-06 Listed $319,480 TMLS
2026-04-05 Price Changed $319,480 Hive MLS
2026-04-05 Price Changed $319,480 TMLS
2026-02-13 Listed $331,485 Hive MLS
2026-01-16 Listed $331,485 TMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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