Pearson ll Plan · Lillington, NC 27526

$246,490

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 117 Days on market

Good condition Garage

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson II is a two-story townhome featured at The Townes at Matthews Landing in Fuquay-Varina, NC. Offering approximately 1,418 square feet, this well-designed floor plan includes 3 bedrooms, 2.5 bathrooms, and a rear-entry 1-car garage. The first floor centers around open-concept living, seamlessly connecting the kitchen, dining area, and family room for a functional and inviting layout. The kitchen features quartz countertops, shaker-style cabinetry, stainless steel appliances, and a spacious design ideal for cooking, gathering, and entertaining. The living and dining areas offer flexibility for everyday living while maintaining an open and comfortable feel.

Key facts

• Quartz countertops
• Tile backsplash
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BACK PATIO

🏗️ New construction. The $246,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,262.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (17.1% below list).
• Recommended offer: $204k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, 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: Lafayette Elementary (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 625 students, 39% 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) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1690 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,080 units permitted in Harnett County in 2024 (12 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.
• 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 117 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,460 (17.1% 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 117 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $256,262
• List price: $246,490
• Delta: -3.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Rusling Leaf Dr	0.00mi	3/2.5	1,418 (0%)	4mo	$251,582	$177	97
31 Rusling Leaf Dr	0.08mi	3/2.5	1,418 (0%)	2mo	$239,990	$169	95
150 Rusling Leaf Dr	0.08mi	3/2.5	1,418 (0%)	4mo	$275,000	$194	93
11 Rusling Leaf Dr	0.08mi	3/2.5	1,418 (0%)	4mo	$258,859	$183	93
146 Rusling Leaf Dr	0.08mi	3/2.5	1,418 (0%)	5mo	$257,000	$181	92
21 Rusling Leaf Dr	0.08mi	3/2.5	1,418 (0%)	5mo	$245,000	$173	92
45 Rusling Leaf Dr	0.31mi	3/2.5	1,418 (0%)	0mo	$227,160	$160	86
267 Rusling Leaf Dr	0.31mi	3/2.5	1,418 (0%)	0mo	$227,220	$160	85
250 Rusling Leaf Dr	0.34mi	3/2.5	1,418 (0%)	0mo	$236,000	$166	84
246 Rusling Leaf Dr	0.34mi	3/2.5	1,418 (0%)	1mo	$237,095	$167	83
271 Rusling Leaf Dr	0.30mi	3/2.5	1,418 (0%)	4mo	$249,990	$176	83
76 March Creek Dr	0.36mi	3/2.5	1,510 (+6%)	4mo	$225,000	$149	69

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-51,166
• Equity at exit: $38,209

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-56,184
• Equity at exit: $22,157

Cash invested: $71,753 (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: 18 active · 15 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $244,990 ($173/sqft)
• Median days on market: 117 d
• This list price: 61% of active listings are priced below it
• ARV vs active asking: +4.6% vs current asking $/sqft

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

ZIP-level market 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1690
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,344
• Tax est. 1.5%: −$320 /mo · $3,844/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-156

Break-even live

Break-even rent $2,242

Max offer price $233,727

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-67	+0% $-156	+5% $-244	+10% $-333
Rent	-10% $-317	-5% $-236	+0% $-156	+5% $-75	+10% $6
Rate	-1.0pp $-27	-0.5pp $-91	base $-156	+0.5pp $-222	+1.0pp $-290

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: $64,065
• Closing costs: $7,688
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 River Bank Rd Fuquay Varina, NC	4.0	2.5	1675	$1,995	$1.19	6d	1	0.18mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	109d	1	0.23mi
213 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,200	$1.25	5d	1	0.23mi
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,695	$1.20	1d	1	0.29mi
23 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,625	$1.15	6d	1	0.30mi
302 Oxfordshire Dr Fuquay Varina, NC	3.0	2.0	1194	$1,879	$1.57	109d	1	0.85mi
32 Foxton Pl Angier, NC	3.0	2.5	1742	$1,965	$1.13	0d	1	1.02mi
394 Chedworth Dr Angier, NC	3.0	2.5	1742	$1,985	$1.14	6d	1	1.13mi
389 Chedworth Dr Angier, NC	3.0	2.0	1552	$1,925	$1.24	6d	1	1.14mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	119d	1	1.19mi
59 Ivy Bank Dr Angier, NC	3.0	2.0	1316	$1,729	$1.31	117d	1	1.19mi
107 Coleshill Rd Angier, NC	3.0	2.5	1800	$1,895	$1.05	6d	1	1.21mi
265 Royal Meadow Dr Angier, NC	4.0	2.5	1800	$1,830	$1.02	119d	1	1.28mi
50 Chedworth Dr Angier, NC	3.0	2.0	1384	$2,095	$1.51	119d	1	1.38mi
39 Virgo Dr Angier, NC	4.0	2.5	1658	$2,100	$1.27	6d	1	1.48mi
19 Virgo Dr Angier, NC	3.0	2.5	1418	$1,850	$1.30	119d	1	1.50mi

Property features AI

Finance

• Financial info: List price $258,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (Pearson II)Located in Fuquay Varina, NC
• Exterior features: Living area 1418

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Pearson II)

Listing history 50 events

1. 2026-09-24
   days on market $246,490 Active 117 DOM
2. 2026-09-23
   days on market $246,490 Active 116 DOM
3. 2026-09-22
   days on market $246,490 Active 115 DOM
4. 2026-09-21
   days on market $246,490 Active 114 DOM
5. 2026-09-20
   days on market $246,490 Active 113 DOM
6. 2026-09-19
   days on market $246,490 Active 112 DOM
7. 2026-09-18
   days on market $246,490 Active 111 DOM
8. 2026-09-17
   days on market $246,490 Active 110 DOM
9. 2026-09-16
   days on market $246,490 Active 109 DOM
10. 2026-09-15
    days on market $246,490 Active 108 DOM
11. 2026-09-14
    days on market $246,490 Active 107 DOM
12. 2026-09-13
    days on market $246,490 Active 106 DOM
13. 2026-09-13
    days on market $246,490 Active 105 DOM
14. 2026-09-11
    days on market $246,490 Active 104 DOM
15. 2026-09-05
    days on market $246,490 Active 98 DOM
16. 2026-09-04
    days on market $246,490 Active 97 DOM
17. 2026-09-03
    days on market $246,490 Active 96 DOM
18. 2026-08-31
    days on market $246,490 Active 93 DOM
19. 2026-08-29
    days on market $246,490 Active 91 DOM
20. 2026-08-28
    days on market $246,490 Active 90 DOM
21. 2026-08-27
    days on market $246,490 Active 89 DOM
22. 2026-08-26
    days on market $246,490 Active 88 DOM
23. 2026-08-25
    days on market $246,490 Active 87 DOM
24. 2026-08-24
    days on market $246,490 Active 86 DOM
25. 2026-08-23
    days on market $246,490 Active 85 DOM
26. 2026-08-22
    days on market $246,490 Active 84 DOM
27. 2026-08-21
    days on market $246,490 Active 83 DOM
28. 2026-08-20
    days on market $246,490 Active 82 DOM
29. 2026-08-19
    days on market $246,490 Active 81 DOM
30. 2026-08-18
    days on market $246,490 Active 80 DOM
31. 2026-08-16
    days on market $246,490 Active 78 DOM
32. 2026-08-15
    days on market $246,490 Active 77 DOM
33. 2026-08-14
    days on market $246,490 Active 76 DOM
34. 2026-08-13
    days on market $246,490 Active 75 DOM
35. 2026-08-12
    days on market $246,490 Active 74 DOM
36. 2026-08-11
    days on market $246,490 Active 73 DOM
37. 2026-08-10
    days on market $246,490 Active 72 DOM
38. 2026-08-09
    days on market $246,490 Active 71 DOM
39. 2026-08-08
    days on market $246,490 Active 70 DOM
40. 2026-08-07
    days on market $246,490 Active 69 DOM
41. 2026-08-06
    days on market $246,490 Active 68 DOM
42. 2026-08-05
    days on market $246,490 Active 67 DOM
43. 2026-08-04
    days on market $246,490 Active 66 DOM
44. 2026-08-03
    days on market $246,490 Active 65 DOM
45. 2026-07-31
    days on market $246,490 Active 62 DOM
46. 2026-07-29
    days on market $246,490 Active 60 DOM
47. 2026-07-27
    days on market $246,490 Active 58 DOM
48. 2026-07-25
    days on market $246,490 Active 56 DOM
49. 2026-07-23
    days on market $246,490 Active 54 DOM
50. 2026-07-22
    days on market $246,490 Active 53 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: $24,535
• − Mortgage interest: −$14,355
• − Property taxes: −$3,844
• − Insurance: −$1,281
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$7,455
• Taxable loss: −$6,325
• Est. tax savings @ 24.0%: +$1,518
• After-tax cash flow: $-351/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 · 12 photos

Good 80/100 None rehab

This modern townhome in Fuquay-Varina, NC, is in excellent condition with a good curb appeal and well-maintained interior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers ↑
• Resale Bathroom fixtures — Modern fixtures enhance the home's appeal to potential buyers ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Lafayette Elementary D NC #417/1,410 Nat'l #12,785/41,679 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 71/100

Livability — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lillington, NC
• County: Wake County · 153,758 people
• City population: 21,419
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 4% 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: 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%

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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: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, 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 $258,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (Pearson II)Located in Fuquay Varina, NC
• Exterior features: Living area 1418

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Pearson II)