36 Plantation Dr · Youngsville, NC 27596

$415,000

5 bd · 3.0 ba · 2,858 sqft · SingleFamily · 103 Days on market

Built 2026 Good condition 9,931 sqft lot Garage $145/sqft · 8% below area Est $450k · 8% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +11.0/15.0
• Cash flow +5.2/30.0
• Schools +4.3/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful residence features a main level guest bedroom, perfect for visitors or a home office. Georgeous and durable luxury vinyl plank flooring flows throughout the entire first floor, creating a seamless and stylish living space. The heart of the home is the kitchen, which impresses with a six-foot island, Stone Gray cabinetry, Aspen White granite countertops, tile backsplash, gas range, and pendant lighting. An open-concept great room creates a comfortable space for relaxing and entertaining. The primary suite offers a serene retreat and includes a tray ceiling with crown molding and a oversized walk-in closet. The primary bath offers a five-foot tiled shower, custom cabinetry, and double vanity with quartz countertop. An open bonus area lives like a second great roomideal for movie nights! Enjoy outdoor living year-round from the rear covered porch. This home combines modern finishes, functional spaces, and exceptional comfort throughout!

Key facts

• Custom cabinets
• 6-foot island
• Large kitchen

Tags

• GUEST BEDROOM
• HOME OFFICE
• LUXURY VINYL PLANK FLOORING
• LARGE KITCHEN
• 6-FOOT ISLAND
• CUSTOM CABINETS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-947 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (39.9% below list).
• Recommended offer: $249k (39.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#184 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: employment D+, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Mill Elementary (math 40% / reading 34%, grade F, #771 of 1,410 statewide, top 57%, 403 students, 58% FRL); Cedar Creek Middle (math 32% / reading 37%, grade F, #292 of 475 statewide, top 62%, 515 students, 54% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 674 active listings in the ZIP; solid renter incomes; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($96k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $249,489 (39.9% 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 103 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.78%
• DSCR: 0.56
• GRM: 13.9

CMA / ARV

• ARV (median comp): $449,618
• List price: $415,000
• Delta: -7.70%
• 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
23 Heartleaf Sq	0.13mi	5/3.0	2,858 (0%)	4mo	$415,000	$145	90
9 Heartleaf Sq	0.13mi	5/3.0	2,900 (+2%)	2mo	$430,736	$149	90
156 Sugarmaple Way	0.15mi	5/3.0	2,915 (+2%)	0mo	$437,445	$150	90
148 Sugarmaple Way	0.17mi	5/3.0	2,900 (+2%)	4mo	$425,000	$147	86
52 Plantation Dr	0.21mi	5/3.0	2,900 (+2%)	4mo	$425,000	$147	84
41 Plantation Dr	0.00mi	4/3.0 (-1)	2,650 (-7%)	0mo	$415,424	$157	83
145 Sugarmaple Way	0.14mi	4/3.5 (-1)	2,762 (-3%)	4mo	$485,000	$176	78
5 Heartleaf Sq	0.13mi	4/3.0 (-1)	2,650 (-7%)	1mo	$403,714	$152	76
152 Sugarmaple Way	0.15mi	4/3.0 (-1)	2,650 (-7%)	2mo	$406,896	$154	74
40 Waterclover Path	0.46mi	4/3.5 (-1)	2,701 (-6%)	2mo	$505,000	$187	61
220 Plantation Dr	0.49mi	4/3.5 (-1)	2,704 (-5%)	4mo	$499,000	$185	58
241 Plantation Dr	0.60mi	4/2.5 (-1)	2,538 (-11%)	2mo	$375,000	$148	45

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 · 6.89% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: -0.01×
• Total profit: $-117,349
• Equity at exit: $61,878

10-year hold

• IRR: -18.4%
• Equity multiple: -0.16×
• Total profit: $-134,459
• Equity at exit: $35,882

Cash invested: $116,200 (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: 35 active · 33 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $400,000 ($157/sqft)
• Median days on market: 77 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +0.5% vs current asking $/sqft

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

ZIP-level market 27596

• Home prices YoY: -13.2%
• Rents YoY: 6.9%
• Active inventory: 674
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$50
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-947

Break-even live

Break-even rent $3,694

Max offer price $277,966

Occupancy floor —

Sensitivity live

Price	-10% $-660	-5% $-804	+0% $-947	+5% $-1,090	+10% $-1,234
Rent	-10% $-1,144	-5% $-1,046	+0% $-947	+5% $-848	+10% $-750
Rate	-1.0pp $-738	-0.5pp $-841	base $-947	+0.5pp $-1,055	+1.0pp $-1,164

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: $103,750
• Closing costs: $12,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located on a public, asphalt state road; public maintenance
• HOA & community: Part of Winston Ridge HOAQuarterly association feeHOA amenities include pool and managementAssociation fee covers storm water maintenanceCommunity features: clubhouse, pool, street lights

Exterior

• Parking: Attached garageGarage with 2 spaces and garage door openerDriveway with additional open parking for 2 (4 parking total)Concrete surfacesGarage faces front
• Utilities: Public waterPublic sewerElectricity connectedCable availableSewer connectedWater connected
• Home design: Two-story site-built houseModel: Telfair-B by Mungo Homes of NCNo shared/common walls
• Construction: Vinyl sidingShingle roofSlab foundationInsulation includes batts and blown-inLow-VOC paint/sealant/varnish
• Exterior features: Front porch, rear porch and additional porchRain guttersLot of approximately 0.23 acresLot dimensions per plot plan

Interior

• Kitchen: Gas rangeMicrowaveSelf-cleaning ovenPlumbed for ice makerKitchen islandGranite and quartz countersPantryEat-in kitchenBreakfast bar
• Bedrooms: 5 bedrooms total1 bedroom on the main level
• Flooring: CarpetLuxury vinylTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: No conventional heating specifiedCentral air conditioning
• Interior features: Breakfast barCeiling fansCrown moldingDouble vanityEat-in kitchenGranite countersQuartz countersKitchen islandOpen floorplanPantrySeparate showerSmooth ceilingsTray ceilingsWalk-in closetsWalk-in showerWater closetWired for dataDouble pane, insulated and low-E windows with screens
• Laundry & utility: Laundry room on upper levelWasher hookupElectric dryer hookupTankless water heaterGas water heater

HOA detail $50/mo · $600/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-24
   days on market $415,000 Active 103 DOM
2. 2026-09-20
   days on market $415,000 Active 100 DOM
3. 2026-09-19
   days on market $415,000 Active 98 DOM
4. 2026-09-17
   days on market $415,000 Active 97 DOM
5. 2026-09-17
   days on market $415,000 Active 96 DOM
6. 2026-09-16
   days on market $415,000 Active 95 DOM
7. 2026-09-14
   days on market $415,000 Active 94 DOM
8. 2026-09-13
   days on market $415,000 Active 93 DOM
9. 2026-09-12
   days on market $415,000 Active 92 DOM
10. 2026-09-11
    days on market $415,000 Active 91 DOM
11. 2026-09-05
    days on market $415,000 Active 85 DOM
12. 2026-09-04
    days on market $415,000 Active 84 DOM
13. 2026-09-03
    days on market $415,000 Active 83 DOM
14. 2026-09-02
    days on market $415,000 Active 82 DOM
15. 2026-08-29
    days on market $415,000 Active 78 DOM
16. 2026-08-28
    days on market $415,000 Active 77 DOM
17. 2026-08-27
    pricedays on market $415,000 Active 76 DOM
18. 2026-08-25
    days on market $419,898 Active 74 DOM
19. 2026-08-24
    days on market $419,898 Active 73 DOM
20. 2026-08-23
    days on market $419,898 Active 72 DOM
21. 2026-08-22
    days on market $419,898 Active 71 DOM
22. 2026-08-21
    days on market $419,898 Active 70 DOM
23. 2026-08-20
    days on market $419,898 Active 69 DOM
24. 2026-08-19
    days on market $419,898 Active 68 DOM
25. 2026-08-18
    days on market $419,898 Active 67 DOM
26. 2026-08-17
    days on market $419,898 Active 66 DOM
27. 2026-08-16
    days on market $419,898 Active 65 DOM
28. 2026-08-15
    days on market $419,898 Active 64 DOM
29. 2026-08-13
    days on market $419,898 Active 62 DOM
30. 2026-08-12
    days on market $419,898 Active 61 DOM
31. 2026-08-12
    price $419,898 Active 60 DOM
32. 2026-08-11
    days on market $419,543 Active 60 DOM
33. 2026-08-10
    days on market $419,543 Active 59 DOM
34. 2026-08-09
    days on market $419,543 Active 58 DOM
35. 2026-08-08
    days on market $419,543 Active 57 DOM
36. 2026-08-07
    days on market $419,543 Active 56 DOM
37. 2026-08-06
    days on market $419,543 Active 55 DOM
38. 2026-08-05
    days on market $419,543 Active 54 DOM
39. 2026-08-04
    days on market $419,543 Active 53 DOM
40. 2026-08-03
    days on market $419,543 Active 52 DOM
41. 2026-07-31
    days on market $419,543 Active 49 DOM
42. 2026-07-30
    days on market $419,543 Active 48 DOM
43. 2026-07-29
    days on market $419,543 Active 47 DOM
44. 2026-07-27
    days on market $419,543 Active 45 DOM
45. 2026-07-25
    days on market $419,543 Active 43 DOM
46. 2026-07-24
    days on market $419,543 Active 42 DOM
47. 2026-07-23
    days on market $419,543 Active 41 DOM
48. 2026-07-22
    days on market $419,543 Active 40 DOM
49. 2026-07-21
    days on market $419,543 Active 39 DOM
50. 2026-07-20
    days on market $419,543 Active 38 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: $29,939
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − HOA: −$600
• − Depreciation: −$12,073
• Taxable loss: −$19,071
• Est. tax savings @ 24.0%: +$4,577
• After-tax cash flow: $-6,787/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 beautiful single-family home is in excellent condition with modern updates and a well-maintained exterior. It offers a spacious layout with a large kitchen, open-concept living areas, and modern bathrooms. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — New appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase convenience and add value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Long Mill Elementary F NC #771/1,410 Nat'l #21,438/41,679 Middle Cedar Creek Middle F NC #292/475 Nat'l #7,581/14,009 High Franklinton High C NC #235/535 Nat'l #3,934/17,239

Schools (NCES district)

• District: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

C Composite livability gradescore 68/100

Livability — Youngsville

• Score: 68/100
• State rank: #184
• US rank: #9264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 69,848 people
• City population: 22,232
• Metro: Raleigh-Cary, NC
• Population (ZIP): 22,232
• Household income: $95,940
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 18% of renters

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Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 6%

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Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.06%
• Current HPI: 271.1411
• Rent YoY: ▲ 6.89%
• 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

• Other: Located on a public, asphalt state road; public maintenance
• HOA & community: Part of Winston Ridge HOAQuarterly association feeHOA amenities include pool and managementAssociation fee covers storm water maintenanceCommunity features: clubhouse, pool, street lights

Exterior

• Parking: Attached garageGarage with 2 spaces and garage door openerDriveway with additional open parking for 2 (4 parking total)Concrete surfacesGarage faces front
• Utilities: Public waterPublic sewerElectricity connectedCable availableSewer connectedWater connected
• Home design: Two-story site-built houseModel: Telfair-B by Mungo Homes of NCNo shared/common walls
• Construction: Vinyl sidingShingle roofSlab foundationInsulation includes batts and blown-inLow-VOC paint/sealant/varnish
• Exterior features: Front porch, rear porch and additional porchRain guttersLot of approximately 0.23 acresLot dimensions per plot plan

Interior

• Kitchen: Gas rangeMicrowaveSelf-cleaning ovenPlumbed for ice makerKitchen islandGranite and quartz countersPantryEat-in kitchenBreakfast bar
• Bedrooms: 5 bedrooms total1 bedroom on the main level
• Flooring: CarpetLuxury vinylTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: No conventional heating specifiedCentral air conditioning
• Interior features: Breakfast barCeiling fansCrown moldingDouble vanityEat-in kitchenGranite countersQuartz countersKitchen islandOpen floorplanPantrySeparate showerSmooth ceilingsTray ceilingsWalk-in closetsWalk-in showerWater closetWired for dataDouble pane, insulated and low-E windows with screens
• Laundry & utility: Laundry room on upper levelWasher hookupElectric dryer hookupTankless water heaterGas water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $419,543 TMLS
• 2026-06-01 Listed $419,543 Zillow