PAYTON Plan · Sanford, NC 27332

$233,990

3 bd · 2.5 ba · 1,614 sqft · Townhouse · 170 Days on market

Excellent 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 +13.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks

The Payton is a two-story townhome featured at The Townes at Laurel Oaks in Sanford, NC. Offering approximately 1,614 square feet, this thoughtfully designed floor plan features 3 bedrooms, 2.5 bathrooms, and a 1-car garage. The first floor is centered around open-concept living, seamlessly connecting the kitchen, dining area, and family room to create an inviting space for both everyday living and entertaining. The kitchen features quartz countertops, shaker-style cabinetry, stainless steel appliances, and a functional layout designed for both convenience and comfort. The main living areas offer flexibility while maintaining an open and comfortable feel throughout the home.

Key facts

• Pickleball court
• Clubhouse
• Walking trail

Tags

• COMMUNITY POOL
• CLUBHOUSE
• WALKING TRAIL
• SPORT COURTS
• PLAYGROUND
• PICKLEBALL COURT

🏗️ New construction. The $233,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,237.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $234k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $23 ($276/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (10.8% below list).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.8% in Sanford — 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 (#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); East Lee Middle (math 21% / reading 37%, grade F, #350 of 475 statewide, top 74%, 531 students, 71% 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 (+4.9%/yr); 838 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $7k 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 170 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,911 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $235,237
• List price: $233,990
• Delta: -0.53%
• 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
518 Cherry Laurel Dr	0.30mi	3/2.5	1,614 (0%)	1mo	$234,000	$145	85
502 Cherry Laurel Dr	0.41mi	3/2.5	1,614 (0%)	1mo	$253,000	$157	80
508 Cherry Laurel Dr	0.41mi	3/2.5	1,614 (0%)	2mo	$251,490	$156	79
238 Maddox Dr	0.00mi	3/2.5	1,418 (-12%)	5mo	$255,000	$180	75
418 Cherry Laurel Dr	0.18mi	3/2.5	1,418 (-12%)	4mo	$227,900	$161	67
420 Cherry Laurel Dr	0.18mi	3/2.5	1,418 (-12%)	5mo	$228,000	$161	67
424 Cherry Laurel Dr	0.18mi	3/2.5	1,418 (-12%)	6mo	$235,000	$166	66
416 Cherry Laurel Dr	0.18mi	3/2.5	1,418 (-12%)	6mo	$241,490	$170	66
422 Cherry Laurel Dr	0.18mi	3/2.5	1,418 (-12%)	6mo	$234,500	$165	66
106 Clementine St	0.29mi	3/2.5	1,418 (-12%)	2mo	$222,730	$157	65
104 Clementine St	0.29mi	3/2.5	1,418 (-12%)	2mo	$223,990	$158	64
408 Cherry Laurel Dr	0.23mi	3/2.5	1,418 (-12%)	7mo	$230,000	$162	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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-32,624
• Equity at exit: $35,075

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-9,345
• Equity at exit: $20,339

Cash invested: $65,866 (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: 19 active · 10 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $239,990 ($152/sqft)
• Median days on market: 82 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -4.2% vs current asking $/sqft

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

ZIP-level market 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 838
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,234
• Tax est. 1.5%: −$294 /mo · $3,529/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $23

Break-even live

Break-even rent $2,058

Max offer price $235,237

Occupancy floor 94%

Sensitivity live

Price	-10% $186	-5% $104	+0% $23	+5% $-58	+10% $-140
Rent	-10% $-142	-5% $-59	+0% $23	+5% $105	+10% $188
Rate	-1.0pp $141	-0.5pp $83	base $23	+0.5pp $-38	+1.0pp $-100

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: $58,809
• Closing costs: $7,057
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Palm Dr Sanford, NC	4.0	3.5	1991	$1,895	$0.95	10d	1	0.05mi
151 Bay Laurel Dr Sanford, NC	4.0	2.0	1481	$1,950	$1.32	24d	1	0.08mi
151 Bay Laurel Dr Sanford, NC	4.0	2.0	1481	$1,950	$1.32	10d	1	0.08mi
230 Palm Dr Sanford, NC	4.0	2.5	2000	$1,975	$0.99	6d	1	0.20mi
287 Palm Dr Sanford, NC	4.0	2.5	1991	$1,950	$0.98	6d	1	0.31mi
1300 South Park Way Sanford, NC	2.0–3.0	2.0	1260	$1,745	$1.38	0d	9	0.35mi

Property features AI

Finance

• Financial info: List price $238,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family residence (Plan)PAYTON planActive listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan-built PAYTON modelLiving area approximately 1,614

Listing history 50 events

1. 2026-11-08
   days on market $233,990 Active 170 DOM
2. 2026-11-07
   days on market $233,990 Active 169 DOM
3. 2026-11-06
   days on market $233,990 Active 168 DOM
4. 2026-11-05
   days on market $233,990 Active 167 DOM
5. 2026-11-04
   days on market $233,990 Active 166 DOM
6. 2026-11-02
   days on market $233,990 Active 164 DOM
7. 2026-11-01
   days on market $233,990 Active 163 DOM
8. 2026-10-31
   days on market $233,990 Active 162 DOM
9. 2026-10-30
   days on market $233,990 Active 161 DOM
10. 2026-10-29
    days on market $233,990 Active 160 DOM
11. 2026-10-28
    days on market $233,990 Active 159 DOM
12. 2026-10-27
    days on market $233,990 Active 158 DOM
13. 2026-10-26
    days on market $233,990 Active 157 DOM
14. 2026-10-25
    days on market $233,990 Active 156 DOM
15. 2026-10-24
    days on market $233,990 Active 155 DOM
16. 2026-10-23
    days on market $233,990 Active 154 DOM
17. 2026-10-22
    days on market $233,990 Active 153 DOM
18. 2026-10-21
    days on market $233,990 Active 152 DOM
19. 2026-10-20
    days on market $233,990 Active 151 DOM
20. 2026-10-19
    days on market $233,990 Active 150 DOM
21. 2026-10-18
    days on market $233,990 Active 149 DOM
22. 2026-10-17
    days on market $233,990 Active 148 DOM
23. 2026-10-16
    days on market $233,990 Active 147 DOM
24. 2026-10-15
    days on market $233,990 Active 146 DOM
25. 2026-10-14
    days on market $233,990 Active 145 DOM
26. 2026-10-14
    days on market $233,990 Active 144 DOM
27. 2026-10-12
    days on market $233,990 Active 143 DOM
28. 2026-10-11
    days on market $233,990 Active 142 DOM
29. 2026-10-10
    days on market $233,990 Active 141 DOM
30. 2026-10-09
    days on market $233,990 Active 140 DOM
31. 2026-10-08
    days on market $233,990 Active 139 DOM
32. 2026-10-07
    days on market $233,990 Active 138 DOM
33. 2026-10-06
    days on market $233,990 Active 137 DOM
34. 2026-10-05
    days on market $233,990 Active 136 DOM
35. 2026-10-04
    days on market $233,990 Active 135 DOM
36. 2026-10-04
    price $233,990 Active 134 DOM
37. 2026-10-03
    days on market $238,990 Active 134 DOM
38. 2026-10-02
    days on market $238,990 Active 133 DOM
39. 2026-10-01
    days on market $238,990 Active 132 DOM
40. 2026-09-30
    days on market $238,990 Active 131 DOM
41. 2026-09-29
    days on market $238,990 Active 130 DOM
42. 2026-09-28
    days on market $238,990 Active 129 DOM
43. 2026-09-27
    days on market $238,990 Active 128 DOM
44. 2026-09-26
    days on market $238,990 Active 127 DOM
45. 2026-09-25
    days on market $238,990 Active 126 DOM
46. 2026-09-24
    days on market $238,990 Active 125 DOM
47. 2026-09-24
    days on market $238,990 Active 124 DOM
48. 2026-09-22
    days on market $238,990 Active 123 DOM
49. 2026-09-20
    days on market $238,990 Active 121 DOM
50. 2026-09-18
    days on market $238,990 Active 119 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,043
• − Mortgage interest: −$13,177
• − Property taxes: −$3,529
• − Insurance: −$1,176
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$6,843
• Taxable loss: −$3,689
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $1,161/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 · 3 photos

Excellent 100/100 None rehab

This newly constructed townhome is move-in ready with no visible repairs or maintenance needed. It offers a great balance of suburban comfort and city accessibility.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Install smart home security system — Improves safety and adds modern amenities ↑
• Both Add smart thermostat — Saves energy and adds modern amenities ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary J Glenn Edwards Elementary F NC #825/1,410 Nat'l #22,904/41,679 Middle Sanlee Middle School F NC #256/475 Nat'l #6,708/14,009 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): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Languages at home: 82% English-only · Spanish 15%

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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: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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 $238,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family residence (Plan)PAYTON planActive listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan-built PAYTON modelLiving area approximately 1,614