292 English Oak Dr · Anderson Creek, NC 28323

$260,000

3 bd · 2.5 ba · 1,468 sqft · SingleFamily public records · 23 Days on market

Built 2013 Est $254k · at est. $17/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).

• Cash flow +9.7/30.0
• ARV discount +6.4/15.0
• Appreciation +5.4/10.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

Key facts

• 2 garage spots
• Built 2013
• Listed 23 days

Property features AI

Finance

• Other: Zoning: RA-20 (Residential Agricultural); Subdivision: FOREST OAKS
• HOA & community: Homeowners association with an annual fee of $200

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water
• Home design: Single-family home; Two stories
• Construction: Vinyl siding
• Exterior features: Covered patio; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Range; Eat-in kitchen
• Bedrooms: Bedrooms not specified
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Ceiling fan(s)
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Eat-in kitchen; Laminate countertops; Walk-in closets; Gas fireplace (1)
• Laundry & utility: Washer hookup; Laundry on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (30.2% below list).
• Recommended offer: $181k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Anderson Creek — 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: South Harnett Elementary (math 28% / reading 33%, grade F, #959 of 1,410 statewide, top 68%, 448 students, 63% FRL); Western Harnett Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 820 students, 57% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.9% local appreciation)).
• Harnett County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $173k; list at $260k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $181,367 (30.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $253,964
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Basket Oak Dr	0.21mi	3/2.0	1,560 (+6%)	2mo	$270,000	$173	76
276 English Oak Dr	0.01mi	3/2.0	1,658 (+13%)	1mo	$279,000	$168	75
428 Basket Oak Dr	0.37mi	3/2.5	1,468 (0%)	11mo	$272,000	$185	74
223 Angel Oak Dr	0.16mi	3/2.0	1,568 (+7%)	10mo	$268,562	$171	71
32 Burr Oak Cir	0.15mi	3/2.0	1,575 (+7%)	14mo	$280,000	$178	67
696 Valley Oak Dr	0.35mi	3/2.5	1,533 (+4%)	13mo	$269,000	$175	65
407 Basket Oak Dr	0.34mi	3/2.0	1,601 (+9%)	4mo	$270,000	$169	64
354 English Oak Dr	0.07mi	4/2.0 (+1)	1,603 (+9%)	14mo	$278,500	$174	63
168 Basket Oak Dr	0.22mi	3/2.0	1,659 (+13%)	9mo	$255,000	$154	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.90×
• Total profit: $-7,425
• Equity at exit: $87,380

10-year hold

• IRR: 3.0%
• Equity multiple: 1.36×
• Total profit: $26,363
• Equity at exit: $115,061

Cash invested: $72,800 (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 28323

• Home prices YoY: 0.4%
• Active inventory: 89
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-171

Break-even live

Break-even rent $2,030

Max offer price $229,768

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Burr Oak Cir Bunnlevel, NC	3.0	2.5	1740	$1,869	$1.07	14d	1	0.13mi
330 Gallery Dr Spring Lake, NC	2.0–3.0	2.0	1476	$1,600	$1.08	23d	2	1.28mi
411 Gallery Dr #201 Spring Lake, NC	2.0	2.0	1535	$1,550	$1.01	23d	1	1.29mi
321 Gallery Dr #202 Spring Lake, NC	2.0	2.0	1400	$1,575	$1.12	23d	1	1.30mi
200 Gallery Dr Unit 101 Spring Lake, NC	3.0	2.0	1598	$2,000	$1.25	23d	1	1.32mi
188 Gallery Dr Unit 201 Spring Lake, NC	3.0	2.0	1598	$1,900	$1.19	21d	1	1.38mi
188 Gallery Dr Unit 304 Spring Lake, NC	2.0	2.0	1625	$1,800	$1.11	21d	1	1.38mi
188 Gallery Dr Spring Lake, NC	2.0	2.0	1625	$1,800	$1.11	23d	1	1.38mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 30 events

1. 2026-06-18
   days on market $260,000 Active 23 DOM
2. 2026-06-17
   days on market $260,000 Active 22 DOM
3. 2026-06-16
   days on market $260,000 Active 21 DOM
4. 2026-06-15
   days on market $260,000 Active 20 DOM
5. 2026-06-14
   pricedays on market $260,000 Active 18 DOM
6. 2026-06-10
   days on market $265,000 Active 15 DOM
7. 2026-06-09
   days on market $265,000 Active 14 DOM
8. 2026-06-08
   days on market $265,000 Active 13 DOM
9. 2026-06-07
   days on market $265,000 Active 12 DOM
10. 2026-06-05
    days on market $265,000 Active 9 DOM
11. 2026-06-03
    days on market $265,000 Active 8 DOM
12. 2026-06-02
    days on market $265,000 Active 7 DOM
13. 2026-06-01
    pricedays on market $265,000 Active 6 DOM
14. 2026-05-31
    days on market $267,000 Active 28 DOM
15. 2026-05-30
    days on market $267,000 Active 27 DOM
16. 2026-05-22
    price $267,000
17. 2026-05-09
    status Active
18. 2026-04-20
    status Pending
19. 2026-04-15
    listed $269,000 Active
20. 2026-04-10
    historical $269,000
21. 2023-11-08
    historical $1,750
22. 2023-09-16
    listed $1,750
23. 2013-11-21
    soldstatus $172,900 266-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

24. 2013-11-21
    soldstatus $172,900 263-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

25. 2013-11-21
    soldstatus $172,900

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

26. 2013-11-21
    soldstatus $172,900 266-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

27. 2013-05-02
    listed $169,900 266-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

28. 2013-05-02
    listed $172,900 263-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

29. 2013-05-02
    listed $172,900

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

30. 2013-05-02
    listed $169,900 266-char remark

    Show marketing remark (266 chars)

    THE CL-1747 W/ COVERED PORCH FEATURES GREAT ROOM WITH FIREPLACE, KITCHEN, AND FORMAL DINING ROOM DOWNSTAIRS. ALL BEDROOMS INCLUDING MASTER BEDROOM WITH WALK IN CLOSET UPSTAIRS! LOFT UPSTAIRS! DOUBLE VANITY, SEPERATE TUB AND SHOWER IN MASTER BATH! REAR COVERED PORCH!

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$750/yr (+$63/mo · 54.3%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,764
• − Mortgage interest: −$14,564
• − Property taxes: −$1,382
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$204
• − Depreciation: −$7,564
• Taxable loss: −$6,731
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $-438/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 — Anderson Creek

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

Census & demographics

• Census place: Anderson Creek, NC
• City population: 24,158
• Population (ZIP): 4,864

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 53% Black 24% Hispanic / Latino 18% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Romanian 2% Serbian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▲ 0.90%
• Current HPI: 239.6836
• Rent YoY: —
• Metro: —
• 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

+57.2% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $267,000 LPRMLS
• 2026-05-09 Relisted — LPRMLS
• 2026-04-20 Pending — LPRMLS
• 2026-04-15 Listed $269,000 LPRMLS
• 2026-04-10 Coming Soon $269,000 LPRMLS
• 2023-11-08 Rental Removed $1,750 RENTALBEAST
• 2023-09-16 Listed for Rent $1,750 RENTALBEAST
• 2013-11-21 Sold (MLS) $172,900 AMLSNC
• 2013-11-21 Sold (MLS) $172,900 TMLS
• 2013-11-21 Sold (MLS) $172,900 TMLS
• 2013-11-21 Sold (MLS) $172,900 TMLS
• 2013-05-02 Listed $169,900 AMLSNC
• 2013-05-02 Listed $172,900 TMLS
• 2013-05-02 Listed $172,900 TMLS
• 2013-05-02 Listed $169,900 TMLS

Property tax history

+0.7%/yr

Latest (2025): $1,382 · +0.0% YoY. Source: county tax records.