109 Jasmine Ct Lot 54 · South Mills, NC 27976

$443,999

4 bd · 2.5 ba · 2,108 sqft · SingleFamily · 357 Days on market

Built 2025 Est $428k · at est.

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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 +8.0/30.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

Welcome home to the Willow a beautifully designed 2-story home in Camden, NC offering 2,108 sq ft of stylish, energy-efficient living. This open-concept floor plan features luxury vinyl plank flooring, and kitchen with stainless steel appliances, granite countertops, and a spacious island perfect for gatherings. Upstairs offers four spacious bedrooms including a large primary bedroom with a walk in closet and large bathroom with double sinks. A 2-car garage adds convenience, while thoughtful design touches throughout make everyday living feel effortless. With charming curb appeal and modern finishes, the Willow is the perfect blend of comfort, function, and timeless style. Don't miss your c

Key facts

• Spacious island
• Walk in closet
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND
• WALK IN CLOSET

Property features AI

Finance

• Other: Subdivision listed as None
• Financial info: Annual tax amount approximately $2,500

Exterior

• Home design: Residential property
• Exterior features: Planned Development residential zoning (PD - Res)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 partial bathroom
• Interior features: Construction package (property offered as a construction package)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $444k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (25.7% below list).
• Recommended offer: $330k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#612 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools D, amenities F, commute F.
• Camden County Schools (rural): math 56% / reading 64% proficiency, ranked #29 of 178 in NC (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 105 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($3k loan paydown + $-2k appreciation (-0.4% local appreciation)).
• Camden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($391k) is reasonable based on typical stale-listing flexibility.

Recommended offer $330,000 (25.7% 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 357 days. Have you received any prior offers? Is the seller open to a 26% 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 D-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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $427,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Myrtle Ln	0.23mi	4/2.5	1,903 (-10%)	0mo	$413,125	$217	73
215 Myrtle Ln	0.11mi	5/5.5 (+1)	2,176 (+3%)	3mo	$416,990	$192	70
235 Myrtle Ln	0.50mi	4/2.5	2,176 (+3%)	6mo	$426,705	$196	66
204 Spencers Ave	0.50mi	5/3.0 (+1)	2,160 (+2%)	3mo	$285,000	$132	63
111 Pampas St	0.50mi	4/2.0	2,176 (+3%)	8mo	$408,405	$188	63
118 Jasmine Ct	0.50mi	4/2.5	1,903 (-10%)	1mo	$400,000	$210	60
108 Jasmine Ct	0.50mi	4/2.5	1,903 (-10%)	1mo	$394,725	$207	59
131 Pampas St	0.50mi	3/2.5 (-1)	1,940 (-8%)	5mo	$380,870	$196	54
115 Pampas St	0.50mi	4/2.5	1,903 (-10%)	8mo	$385,980	$203	54
110 Jasmine Ct	0.50mi	4/2.0	1,903 (-10%)	6mo	$398,365	$209	54
127 Pampas St	0.50mi	3/2.0 (-1)	1,904 (-10%)	5mo	$398,385	$209	49
409 Mcbride St	0.37mi	4/1.0	1,925 (-9%)	20mo	$255,000	$132	46

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

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.59×
• Total profit: $-50,428
• Equity at exit: $120,302

10-year hold

• IRR: -2.6%
• Equity multiple: 0.74×
• Total profit: $-32,293
• Equity at exit: $137,897

Cash invested: $124,320 (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 27976

• Home prices YoY: -0.2%
• Active inventory: 86
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$2,328
• Tax est. 1.5%: −$555 /mo · $6,660/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-461

Break-even live

Break-even rent $3,884

Max offer price $377,237

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: $111,000
• Closing costs: $13,320
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Pampas ST South Mills, NC	4.0	2.5	1903	$3,300	$1.73	1d	1	0.78mi

Listing history 16 events

1. 2026-06-18
   days on market $443,999 Active 357 DOM
2. 2026-06-17
   price $443,999 Active 356 DOM
3. 2026-06-17
   days on market $451,169 Active 356 DOM
4. 2026-06-16
   days on market $451,169 Active 355 DOM
5. 2026-06-15
   days on market $451,169 Active 354 DOM
6. 2026-06-13
   days on market $451,169 Active 352 DOM
7. 2026-06-09
   days on market $451,169 Active 348 DOM
8. 2026-06-08
   days on market $451,169 Active 347 DOM
9. 2026-06-07
   days on market $451,169 Active 346 DOM
10. 2026-06-05
    days on market $451,169 Active 343 DOM
11. 2026-06-03
    days on market $451,169 Active 342 DOM
12. 2026-06-02
    days on market $451,169 Active 341 DOM
13. 2026-06-01
    days on market $451,169 Active 340 DOM
14. 2026-05-31
    days on market $451,169 Active 339 DOM
15. 2025-09-30
    price $451,169
16. 2025-06-26
    listed $450,295 Active

ⓘ 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: $39,600
• − Mortgage interest: −$24,871
• − Property taxes: −$6,660
• − Insurance: −$2,220
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$12,916
• Taxable loss: −$13,403
• Est. tax savings @ 24.0%: +$3,217
• After-tax cash flow: $-2,320/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: Camden County Schools
• NCES district ID: 3700600
• Math proficiency: 56% ▲ 8.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $59,622
• Composite: 51.97/100
• National rank: #1643
• State rank: #29 of 178 in NC

Livability — South Mills

• Score: 57/100
• State rank: #612
• US rank: #22229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Mills, NC
• Population (ZIP): 4,237

Population outlook (Camden County) Hauer SSP2

• Today (2025): 10,980 people
• By 2030: 11,246 · +2.4%
• By 2040: 11,562 · +5.3%
• By 2050: 11,572 · +5.4%
• By 2075: 11,450 · +4.3%
• By 2100: 10,648 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Romanian 3%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+50.8) · D 24.2% · R 75.0%
• 2008→2024 swing: -18.8pp toward R · 2008: -32.0pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+46.6 2016: R+45.8 2012: R+34.0 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 174.2102
• 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

+0.2% since first listed

2 events — show timeline

• 2025-09-30 Price Changed $451,169 OBMLS
• 2025-06-26 Listed $450,295 OBMLS