263 Bunker Hill Pl · Angier, NC 27501

$335,117

4 bd · 2.5 ba · 2,255 sqft · SingleFamily · 105 Days on market

Built 2026 Excellent condition 2-car garage $149/sqft · 11% below area Est $375k · 11% under

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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 +12.3/15.0
• Cash flow +6.2/30.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Space and flexibility come together seamlessly in the McDowell. Designed for how people actually live today, the McDowell offers four bedrooms, two-and-a-half baths, and multiple flex spaces that provide versatility without sacrificing flow. The main level features a bright, open-concept layout where the kitchen, dining, and living areas connect naturally around a large center island--perfect for everyday living and entertaining. A main-level flex room adds even more options for a home office, playroom, or additional living space. Upstairs continues to impress with a spacious loft and an additional flex area ideal for a media room, workspace, or second living area.

Key facts

• Main-level flex room
• Flat wooded homesite
• Usable outdoor space

Tags

• OPEN-CONCEPT LAYOUT
• MAIN-LEVEL FLEX ROOM
• SPACIOUS LOFT
• ADDITIONAL FLEX AREA
• FLAT WOODED HOMESITE
• USABLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (35.6% below list).
• Recommended offer: $216k (35.6% below list) — sets the bar for 1% rule.

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.
• 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: Buies Creek Elementary (math 42% / reading 47%, grade F, #574 of 1,410 statewide, top 43%, 232 students, 54% 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).
• Market conditions: Rents rising (+1.5%/yr); 974 active listings in the ZIP; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% 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 $10k 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 105 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,676 (35.6% 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 105 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.64% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $375,000
• List price: $335,117
• Delta: -10.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Bunker Hill Pl Lot 48	0.05mi	4/2.5	2,255 (0%)	0mo	$369,000	$164	97
35 Osgood St Lot 21	0.09mi	4/2.5	2,255 (0%)	6mo	$355,000	$157	91
366 Bunker Hill Pl Lot 33	0.15mi	4/2.5	2,237 (-1%)	4mo	$359,000	$160	88
85 Osgood St Lot 18	0.12mi	3/2.5 (-1)	2,237 (-1%)	2mo	$335,000	$150	86
57 Osgood St Lot 20	0.10mi	3/2.5 (-1)	2,237 (-1%)	6mo	$359,000	$160	84
79 Osgood St Lot 19	0.12mi	3/2.5 (-1)	2,218 (-2%)	5mo	$329,000	$148	83
50 Lowell Cv Lot 7	0.07mi	3/2.5 (-1)	2,519 (+12%)	2mo	$400,535	$159	71
293 Bunker Hill Pl Lot 45	0.03mi	4/3.0	2,574 (+14%)	4mo	$379,000	$147	70
83 Lowell Cv Lot 10	0.11mi	4/3.0	2,574 (+14%)	3mo	$400,000	$155	67
18 Atherton Cir Lot 37	0.15mi	4/3.0	2,519 (+12%)	8mo	$369,000	$146	64
67 Bainbridge Lot 90	0.32mi	4/3.0	2,519 (+12%)	1mo	$365,000	$145	63

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: -31.7%
• Equity multiple: -0.03×
• Total profit: $-96,525
• Equity at exit: $49,967

10-year hold

• IRR: -45.2%
• Equity multiple: -0.57×
• Total profit: $-147,131
• Equity at exit: $28,975

Cash invested: $93,833 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 24 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $348,500 ($151/sqft)
• Median days on market: 161 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +10.0% vs current asking $/sqft

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: 12.9×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,027/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-612

Break-even live

Break-even rent $2,932

Max offer price $246,548

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-496	+0% $-612	+5% $-728	+10% $-844
Rent	-10% $-782	-5% $-697	+0% $-612	+5% $-527	+10% $-442
Rate	-1.0pp $-443	-0.5pp $-527	base $-612	+0.5pp $-699	+1.0pp $-787

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: $83,779
• Closing costs: $10,054
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $347,781

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 2,255

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (McDowell plan)

Listing history 50 events

1. 2026-08-14
   days on market $335,117 Active 105 DOM
2. 2026-08-13
   days on market $335,117 Active 104 DOM
3. 2026-08-12
   days on market $335,117 Active 103 DOM
4. 2026-08-11
   days on market $335,117 Active 102 DOM
5. 2026-08-10
   days on market $335,117 Active 101 DOM
6. 2026-08-09
   days on market $335,117 Active 100 DOM
7. 2026-08-08
   days on market $335,117 Active 99 DOM
8. 2026-08-07
   days on market $335,117 Active 98 DOM
9. 2026-08-06
   days on market $335,117 Active 97 DOM
10. 2026-08-05
    days on market $335,117 Active 96 DOM
11. 2026-08-04
    days on market $335,117 Active 95 DOM
12. 2026-08-03
    pricedays on market $335,117 Active 94 DOM
13. 2026-07-31
    days on market $335,000 Active 91 DOM
14. 2026-07-29
    days on market $335,000 Active 89 DOM
15. 2026-07-27
    days on market $335,000 Active 87 DOM
16. 2026-07-25
    days on market $335,000 Active 85 DOM
17. 2026-07-23
    days on market $335,000 Active 83 DOM
18. 2026-07-22
    days on market $335,000 Active 82 DOM
19. 2026-07-21
    pricedays on market $335,000 Active 81 DOM
20. 2026-07-18
    days on market $339,000 Active 78 DOM
21. 2026-07-16
    days on market $339,000 Active 76 DOM
22. 2026-07-16
    days on market $339,000 Active 75 DOM
23. 2026-07-14
    days on market $339,000 Active 74 DOM
24. 2026-07-13
    days on market $339,000 Active 73 DOM
25. 2026-07-12
    days on market $339,000 Active 72 DOM
26. 2026-07-11
    days on market $339,000 Active 71 DOM
27. 2026-07-10
    days on market $339,000 Active 70 DOM
28. 2026-07-09
    days on market $339,000 Active 69 DOM
29. 2026-07-08
    days on market $339,000 Active 68 DOM
30. 2026-07-07
    days on market $339,000 Active 67 DOM
31. 2026-07-06
    days on market $339,000 Active 66 DOM
32. 2026-07-05
    days on market $339,000 Active 65 DOM
33. 2026-07-04
    days on market $339,000 Active 64 DOM
34. 2026-07-03
    days on market $339,000 Active 63 DOM
35. 2026-07-02
    days on market $339,000 Active 62 DOM
36. 2026-07-01
    days on market $339,000 Active 61 DOM
37. 2026-06-30
    days on market $339,000 Active 60 DOM
38. 2026-06-29
    days on market $339,000 Active 59 DOM
39. 2026-06-28
    days on market $339,000 Active 58 DOM
40. 2026-06-28
    days on market $339,000 Active 57 DOM
41. 2026-06-27
    days on market $339,000 Active 56 DOM
42. 2026-06-25
    days on market $339,000 Active 54 DOM
43. 2026-06-23
    days on market $339,000 Active 52 DOM
44. 2026-06-21
    days on market $339,000 Active 51 DOM
45. 2026-06-18
    days on market $339,000 Active 48 DOM
46. 2026-06-18
    price $339,000 Active 47 DOM
47. 2026-06-17
    days on market $345,000 Active 47 DOM
48. 2026-06-16
    days on market $345,000 Active 46 DOM
49. 2026-06-15
    days on market $345,000 Active 45 DOM
50. 2026-06-14
    days on market $345,000 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: $25,881
• − Mortgage interest: −$18,772
• − Property taxes: −$5,027
• − Insurance: −$1,676
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$9,749
• Taxable loss: −$13,483
• Est. tax savings @ 24.0%: +$3,236
• After-tax cash flow: $-4,109/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 · 5 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great layout and is move-in ready with potential for minor updates to enhance its curb appeal and modernize it.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves functionality and adds modern appeal ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Buies Creek Elementary F NC #574/1,410 Nat'l #16,061/41,679 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 73/100

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: Harnett County · 153,758 people
• City population: 24,806
• 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

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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%

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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%

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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

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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

• Financial info: List price $347,781

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 2,255

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (McDowell plan)