154 Rosebud St · Anderson Creek, NC 28390

$167,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 123 Days on market

Built 1975 0.30 ac lot

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom/ 1.5 bath home. Beautiful front porch, new flooring and an eat in kitchen. Outside, you'll find a large backyard to entertain in, deck, hot tub, above ground pool, and two sheds. Close to schools, Fort Bragg and much more. The home has been newly painted. House is on septic and does have sewer tap to public sewer. This home is being sold AS IS.

Key facts

• Spacious deck
• Fenced-in backyard
• 0.3 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS DECK
• FENCED-IN BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.3 acres; Living area reported as 1,019
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Garage (1 space) plus 1 open parking space — 2 total parking spaces
• Utilities: Public water; Septic tank
• Home design: One-level home
• Construction: Brick and wood siding exterior; Other construction material
• Exterior features: Metal roof; Other foundation

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $140k (16.1% below list).
• Recommended offer: $140k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Overhills Elementary (math 31% / reading 35%, grade F, #890 of 1,410 statewide, top 64%, 930 students, 53% FRL); Overhills Middle (math 29% / reading 40%, grade F, #292 of 475 statewide, top 62%, 799 students, 61% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 351 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 123 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $140,046 (16.1% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $108,650
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Astor Dr	0.19mi	3/2.0	1,090 (+6%)	1mo	$115,000	$106	78
411 Rainey Dr	0.64mi	3/1.0	960 (-6%)	1mo	$100,000	$104	57

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-19,561
• Equity at exit: $24,900

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,275
• Equity at exit: $14,439

Cash invested: $46,760 (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 28390

• Home prices YoY: -15.2%
• Rents YoY: 4.5%
• Active inventory: 351
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$876
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $85

Break-even live

Break-even rent $1,293

Max offer price $167,000

Occupancy floor 89%

Sensitivity live

Price	-10% $180	-5% $133	+0% $85	+5% $38	+10% $-9
Rent	-10% $-25	-5% $30	+0% $85	+5% $141	+10% $196
Rate	-1.0pp $169	-0.5pp $128	base $85	+0.5pp $42	+1.0pp $-2

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 W Northpoint Rd Spring Lake, NC	2.0	2.0	920	$1,197	$1.30	25d	1	1.03mi
65 W Northpoint Rd Spring Lake, NC	2.0	2.0	905	$1,197	$1.32	15d	2	1.03mi
16B Wedgewood Dr Spring Lake, NC	2.0	1.0–1.5	904	$1,120	$1.24	25d	15	1.04mi
54 Tryon Ct W Spring Lake, NC	3.0	2.0	1101	$1,400	$1.27	25d	1	1.06mi
290 W Northpoint Rd Spring Lake, NC	2.0	2.0	905	$1,197	$1.32	25d	1	1.07mi

Listing history 21 events

1. 2026-06-07
   statusdays on market $167,000 Pending 123 DOM
2. 2026-06-05
   days on market $167,000 Active 121 DOM
3. 2026-06-03
   days on market $167,000 Active 120 DOM
4. 2026-06-02
   days on market $167,000 Active 119 DOM
5. 2026-06-01
   days on market $167,000 Active 118 DOM
6. 2026-05-31
   days on market $167,000 Active 117 DOM
7. 2026-05-30
   days on market $167,000 Active 116 DOM
8. 2026-05-07
   price $174,000
9. 2026-04-23
   price $177,000
10. 2026-04-09
    price $180,000
11. 2026-03-23
    status Active
12. 2026-03-20
    historical
13. 2026-03-20
    status Active
14. 2026-03-04
    historical
15. 2026-02-26
    price $188,000
16. 2026-02-12
    price $190,000
17. 2026-01-15
    listed $193,000 Active
18. 2025-12-30
    soldstatus $168,000
19. 2021-12-22
    soldstatus $135,000 372-char remark

    Show marketing remark (372 chars)

    Well maintained 3 bedroom/ 1.5 bath home. Beautiful front porch, new flooring and an eat in kitchen. Outside, you'll find a large backyard to entertain in, deck, hot tub, above ground pool, and two sheds. Close to schools, Fort Bragg and much more. The home has been newly painted. House is on septic and does have sewer tap to public sewer. This home is being sold AS IS.

20. 2021-12-22
    soldstatus $135,000

    Show marketing remark (372 chars)

    Well maintained 3 bedroom/ 1.5 bath home. Beautiful front porch, new flooring and an eat in kitchen. Outside, you'll find a large backyard to entertain in, deck, hot tub, above ground pool, and two sheds. Close to schools, Fort Bragg and much more. The home has been newly painted. House is on septic and does have sewer tap to public sewer. This home is being sold AS IS.

21. 2021-09-16
    listed $135,000 372-char remark

    Show marketing remark (372 chars)

    Well maintained 3 bedroom/ 1.5 bath home. Beautiful front porch, new flooring and an eat in kitchen. Outside, you'll find a large backyard to entertain in, deck, hot tub, above ground pool, and two sheds. Close to schools, Fort Bragg and much more. The home has been newly painted. House is on septic and does have sewer tap to public sewer. This home is being sold AS IS.

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$460/yr (+$38/mo · 50.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,806
• − Mortgage interest: −$9,355
• − Property taxes: −$909
• − Insurance: −$835
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,858
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,465/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
• County: Harnett County · 125,715 people
• City population: 24,158
• Metro: Fayetteville, NC
• Population (ZIP): 24,000
• Household income: $62,972
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 811.0

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 0.70)
• Race & ethnicity: White 41% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Korean 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: ▼ -37.43%
• Current HPI: 207.9349
• Rent YoY: ▲ 4.49%
• Metro: Fayetteville, NC
• 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

+28.9% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $174,000 TMLS
• 2026-04-23 Price Changed $177,000 TMLS
• 2026-04-09 Price Changed $180,000 TMLS
• 2026-03-23 Relisted — TMLS
• 2026-03-20 Listing Removed — TMLS
• 2026-03-20 Relisted — TMLS
• 2026-03-04 Listing Removed — TMLS
• 2026-02-26 Price Changed $188,000 TMLS
• 2026-02-12 Price Changed $190,000 TMLS
• 2026-01-15 Listed $193,000 TMLS
• 2025-12-30 Sold (Public Records) $168,000 Public Records
• 2021-12-22 Sold (Public Records) $135,000 Public Records
• 2021-12-22 Sold (MLS) $135,000 LPRMLS
• 2021-09-16 Listed $135,000 LPRMLS

Property tax history

+4.3%/yr

Latest (2025): $909 · +0.0% YoY. Source: county tax records.