GALEN Plan · Seven Lakes, NC 27376

$346,990

4 bd · 2.5 ba · 2,340 sqft · SingleFamily · 391 Days on market

---

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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Gretchen Pines, a gated community offering spacious homesites in the charming town of West End, NC. Choose from thoughtfully designed floor plans, including single and two-story homes. . Our homes feature chef-inspired kitchens with shaker-style cabinets, quartz countertops, tile backsplashes, stainless steel appliances, and spacious islands. Open floor plans, modern LED lighting, and smart home technology provide comfort, style, and convenience. Enjoy the privacy of large lots and the tranquility of scenic walking trails within this beautifully planned community. Conveniently located within commuting distance of Fort Bragg, Gretchen Pines offers homeowners the opportunity to en

Key facts

• Gated community
• Quartz countertops
• Tile backsplashes

Tags

• GATED COMMUNITY
• CHEF INSPIRED KITCHENS
• SHAKER STYLE CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASHES
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Address: West End, NC (GALEN Plan, 3000 Platinum Circle); Listing modification timestamp available
• Financial info: List price provided

Exterior

• Parking: 2 garage spaces; 2 parking spaces total
• Home design: New construction plan; Model/plan inventory type
• Exterior features: Living area: 2,340 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan name: GALEN; Active listing status

🏗️ New construction. The $346,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $372,060.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (13.6% below list).
• Recommended offer: $300k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Seven Lakes — 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 72/100 on livability (#91 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 180 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,649 (13.6% 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 391 days. Have you received any prior offers? Is the seller open to a 14% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $372,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Ivory Ln	0.10mi	4/2.5	2,251 (-4%)	0mo	$450,000	$200	89
3049 Platinum Cir	0.27mi	4/2.5	2,340 (0%)	3mo	$371,480	$159	85
3113 Platinum Cir	0.34mi	4/2.5	2,340 (0%)	1mo	$351,895	$150	84
3036 Platinum Cir	0.19mi	4/2.5	2,340 (0%)	10mo	$370,000	$158	83
3125 Platinum Cir	0.30mi	4/2.5	2,340 (0%)	7mo	$373,000	$159	80
3081 Platinum Cir	0.42mi	4/2.5	2,340 (0%)	1mo	$376,240	$161	79
2020 Pewter Dr	0.07mi	4/3.0	2,070 (-12%)	0mo	$429,900	$208	75
3044 Platinum Cir	0.27mi	4/3.0	2,511 (+7%)	3mo	$350,860	$140	71
3121 Platinum Cir	0.32mi	4/3.0	2,511 (+7%)	2mo	$352,860	$141	69
3040 Platinum Cir	0.23mi	4/3.0	2,511 (+7%)	8mo	$365,000	$145	68
408 Gretchen Rd	0.56mi	4/2.5	2,300 (-2%)	6mo	$384,750	$167	66
1017 Ivory Ln	0.26mi	4/2.0	2,005 (-14%)	3mo	$421,000	$210	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-73,237
• Equity at exit: $55,475

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-80,320
• Equity at exit: $32,169

Cash invested: $104,177 (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 27376

• Home prices YoY: -30.2%
• Active inventory: 180
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$1,951
• Tax est. 1.5%: −$465 /mo · $5,581/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-204

Break-even live

Break-even rent $3,255

Max offer price $342,541

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-75	+0% $-204	+5% $-333	+10% $-461
Rent	-10% $-441	-5% $-322	+0% $-204	+5% $-86	+10% $33
Rate	-1.0pp $-17	-0.5pp $-109	base $-204	+0.5pp $-300	+1.0pp $-398

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: $93,015
• Closing costs: $11,162
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $346,990 Active 391 DOM
2. 2026-06-18
   days on market $346,990 Active 390 DOM
3. 2026-06-17
   days on market $346,990 Active 389 DOM
4. 2026-06-16
   days on market $346,990 Active 388 DOM
5. 2026-06-15
   days on market $346,990 Active 387 DOM
6. 2026-06-14
   days on market $346,990 Active 385 DOM
7. 2026-06-13
   days on market $346,990 Active 384 DOM
8. 2026-06-10
   days on market $346,990 Active 382 DOM
9. 2026-06-09
   days on market $346,990 Active 381 DOM
10. 2026-06-08
    days on market $346,990 Active 380 DOM
11. 2026-06-07
    days on market $346,990 Active 379 DOM
12. 2026-06-02
    days on market $346,990 Active 374 DOM
13. 2026-06-01
    days on market $346,990 Active 373 DOM
14. 2026-05-31
    days on market $346,990 Active 372 DOM
15. 2026-05-30
    days on market $346,990 Active 371 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: $35,958
• − Mortgage interest: −$20,841
• − Property taxes: −$5,581
• − Insurance: −$1,860
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$10,824
• Taxable loss: −$8,901
• Est. tax savings @ 24.0%: +$2,136
• After-tax cash flow: $-312/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Seven Lakes

• Score: 72/100
• State rank: #91
• US rank: #6124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,693

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 177.4703
• 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