1110 Shoreline Dr · Vass, NC 28394

$369,498

5 bd · 3.0 ba · 2,511 sqft · SingleFamily · 171 Days on market

Built 2026 Good condition 0.31 ac lot 2-car garage $147/sqft · 5% below area Est $390k · 5% under $70/mo HOA · 3% of rent ↓ 1% since listing

---

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).

• ARV discount +9.9/15.0
• Cash flow +7.2/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1110 Shoreline Drive at North Gate in Vass, NC. This Hayden home offers 5 bedrooms, 3 bathrooms, approximately 2,511 square feet, and a 2-car garage. The main level features a connected layout that brings together the kitchen, dining area, and family room, creating a comfortable space for everyday living. The kitchen includes quartz countertops, stainless steel appliances, shaker-style cabinetry with crown molding, a ceramic tile backsplash, a spacious island, and a walk-in pantry for added storage. A flex room provides versatile space for a home office or additional living area, while a first-floor bedroom and full bathroom offer flexibility for guests or multi-purpose use. A rear patio extends the living space outdoors. Upstairs, the primary suite offers a private retreat with a walk-in closet, dual vanities, and a walk-in shower. Three additional bedrooms, a full bathroom, a loft, and a centrally located laundry room complete the second floor. Backing to a tree-lined setting, this homesite offers a more private and natural backdrop. Photos are not of the actual home or interior features and are representative of the floor plan only.

Key facts

• Quartz countertops
• Walk-in shower
• Two walk-in closets

Tags

• DEDICATED HOME OFFICE
• OVERSIZED ISLAND
• QUARTZ COUNTERTOPS
• BACK PATIO
• TWO WALK-IN CLOSETS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (27.7% below list).
• Recommended offer: $267k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#593 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, amenities F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vass-Lakeview Elementary (math 57% / reading 51%, grade C, #328 of 1,410 statewide, top 24%, 460 students, 42% FRL); Crain'S Creek Middle (math 37% / reading 47%, grade D-, #199 of 475 statewide, top 43%, 592 students, 51% FRL); Union Pines High (math 63% / reading 70%, grade B, #150 of 535 statewide, top 28%, 1,438 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 290 active listings in the ZIP; solid renter incomes; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($80k/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 $11k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 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 $267,312 (27.7% 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 171 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (median comp): $389,972
• List price: $369,498
• Delta: -5.25%
• 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
1122 Shoreline Dr	0.00mi	5/3.0	2,511 (0%)	2mo	$377,500	$150	98
1125 Shoreline Dr	0.05mi	5/3.0	2,511 (0%)	1mo	$365,000	$145	97
3066 Bayview Dr	0.07mi	5/3.0	2,511 (0%)	2mo	$371,181	$148	96
1137 Shoreline Dr	0.05mi	5/3.0	2,511 (0%)	4mo	$379,990	$151	94
1103 Shoreline Dr	0.05mi	5/3.0	2,511 (0%)	5mo	$378,990	$151	93
3055 Bayview Dr	0.02mi	5/3.0	2,511 (0%)	8mo	$370,993	$148	92
1133 Shoreline Dr	0.05mi	5/3.0	2,818 (+12%)	2mo	$388,040	$138	75
831 Morrison Bridge Rd	0.22mi	4/2.5 (-1)	2,395 (-5%)	1mo	$429,000	$179	74
1109 Shoreline Dr	0.05mi	5/3.0	2,804 (+12%)	5mo	$395,990	$141	74
1121 Shoreline Dr	0.05mi	4/2.5 (-1)	2,824 (+12%)	3mo	$380,490	$135	68
3065 Bayview Dr	0.02mi	4/2.5 (-1)	2,824 (+12%)	8mo	$383,940	$136	65
3050 Bayview Dr	0.06mi	4/2.5 (-1)	2,824 (+12%)	8mo	$383,940	$136	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-92,385
• Equity at exit: $55,093

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-122,078
• Equity at exit: $31,947

Cash invested: $103,459 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 23 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $374,990 ($135/sqft)
• Median days on market: 883 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

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

ZIP-level market 28394

• Active inventory: 290
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,673 medium
• Mortgage (P&I): −$1,938
• Tax est. 1.5%: −$462 /mo · $5,542/yr
• Insurance: −$154
• HOA: −$70
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-512

Break-even live

Break-even rent $3,321

Max offer price $295,447

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-384	+0% $-512	+5% $-639	+10% $-767
Rent	-10% $-723	-5% $-617	+0% $-512	+5% $-406	+10% $-301
Rate	-1.0pp $-326	-0.5pp $-418	base $-512	+0.5pp $-607	+1.0pp $-705

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: $92,374
• Closing costs: $11,085
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $840 (approximately $70/mo)Community poolPlayground

Exterior

• Parking: Attached garage2-car garageGarage faces frontGarage door openerPaved driveway
• Security: Smoke detectors
• Utilities: Public waterSewer connectedWater connectedWater availableElectric service
• Home design: Single-family residenceTwo storiesEntry level: 1Residential zoning
• Construction: Brick veneer, vinyl siding, and stone veneer over frame constructionSlab foundationHome warranty includedBuilt as new construction
• Exterior features: PatioShingle roofNo fencingHas a viewAccessible full bathroomNew constructionFrontage: see remarksPaved road access (city street and state road)

Interior

• Kitchen: DishwasherElectric rangeMicrowave
• Bedrooms: Total rooms: 8
• Flooring: CarpetLaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air with zoned coolingElectric heating with zonesThermostat
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenNo basement
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $369,498 Active 171 DOM
2. 2026-11-07
   days on market $369,498 Active 170 DOM
3. 2026-11-06
   days on market $369,498 Active 169 DOM
4. 2026-11-05
   days on market $369,498 Active 168 DOM
5. 2026-11-04
   pricedays on market $369,498 Active 167 DOM
6. 2026-11-02
   days on market $370,498 Active 165 DOM
7. 2026-11-01
   days on market $370,498 Active 164 DOM
8. 2026-10-31
   days on market $370,498 Active 163 DOM
9. 2026-10-30
   days on market $370,498 Active 162 DOM
10. 2026-10-29
    days on market $370,498 Active 161 DOM
11. 2026-10-28
    days on market $370,498 Active 160 DOM
12. 2026-10-27
    days on market $370,498 Active 159 DOM
13. 2026-10-26
    days on market $370,498 Active 158 DOM
14. 2026-10-25
    days on market $370,498 Active 157 DOM
15. 2026-10-24
    days on market $370,498 Active 156 DOM
16. 2026-10-23
    days on market $370,498 Active 155 DOM
17. 2026-10-22
    days on market $370,498 Active 154 DOM
18. 2026-10-22
    days on market $370,498 Active 153 DOM
19. 2026-10-20
    days on market $370,498 Active 152 DOM
20. 2026-10-19
    days on market $370,498 Active 151 DOM
21. 2026-10-18
    days on market $370,498 Active 150 DOM
22. 2026-10-17
    days on market $370,498 Active 149 DOM
23. 2026-10-16
    days on market $370,498 Active 148 DOM
24. 2026-10-15
    days on market $370,498 Active 147 DOM
25. 2026-10-14
    days on market $370,498 Active 146 DOM
26. 2026-10-13
    days on market $370,498 Active 145 DOM
27. 2026-10-12
    days on market $370,498 Active 144 DOM
28. 2026-10-11
    days on market $370,498 Active 143 DOM
29. 2026-10-10
    days on market $370,498 Active 142 DOM
30. 2026-10-09
    days on market $370,498 Active 141 DOM
31. 2026-10-08
    days on market $370,498 Active 140 DOM
32. 2026-10-07
    days on market $370,498 Active 139 DOM
33. 2026-10-07
    price $370,498 Active 138 DOM
34. 2026-10-06
    days on market $374,240 Active 138 DOM
35. 2026-10-05
    days on market $374,240 Active 137 DOM
36. 2026-10-04
    days on market $374,240 Active 136 DOM
37. 2026-10-04
    days on market $374,240 Active 135 DOM
38. 2026-10-02
    days on market $374,240 Active 134 DOM
39. 2026-10-01
    days on market $374,240 Active 133 DOM
40. 2026-09-30
    days on market $374,240 Active 132 DOM
41. 2026-09-29
    days on market $374,240 Active 131 DOM
42. 2026-09-28
    days on market $374,240 Active 130 DOM
43. 2026-09-27
    days on market $374,240 Active 129 DOM
44. 2026-09-26
    days on market $374,240 Active 128 DOM
45. 2026-09-25
    days on market $374,240 Active 127 DOM
46. 2026-09-24
    days on market $374,240 Active 126 DOM
47. 2026-09-24
    days on market $374,240 Active 125 DOM
48. 2026-09-22
    days on market $374,240 Active 124 DOM
49. 2026-09-20
    days on market $374,240 Active 122 DOM
50. 2026-09-18
    days on market $374,240 Active 120 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: $32,077
• − Mortgage interest: −$20,698
• − Property taxes: −$5,542
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$840
• − Depreciation: −$10,749
• Taxable loss: −$12,732
• Est. tax savings @ 24.0%: +$3,056
• After-tax cash flow: $-3,085/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 · 15 photos

Good 80/100 None rehab

This home is in excellent condition with a fresh paint job and modern finishes. It's move-in ready and would benefit from some exterior painting and landscaping to further enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Vass-Lakeview Elementary C NC #328/1,410 Nat'l #10,700/41,679 Middle Crain's Creek Middle D- NC #199/475 Nat'l #5,398/14,009 High Union Pines High B NC #150/535 Nat'l #2,657/17,239

Schools (NCES district)

• District: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

D Composite livability gradescore 57/100

Livability — Vass

• Score: 57/100
• State rank: #593
• US rank: #21646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Moore County · 106,902 people
• City population: 5,936
• Metro: Pinehurst-Southern Pines, NC
• Population (ZIP): 5,936
• Household income: $79,643
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 3% of renters

---

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2%
• Languages at home: 91% English-only · Spanish 6% Arabic 2%

---

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.99%
• Current HPI: 160.0419
• Rent YoY: —
• Metro: Pinehurst-Southern Pines, 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

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $840 (approximately $70/mo)Community poolPlayground

Exterior

• Parking: Attached garage2-car garageGarage faces frontGarage door openerPaved driveway
• Security: Smoke detectors
• Utilities: Public waterSewer connectedWater connectedWater availableElectric service
• Home design: Single-family residenceTwo storiesEntry level: 1Residential zoning
• Construction: Brick veneer, vinyl siding, and stone veneer over frame constructionSlab foundationHome warranty includedBuilt as new construction
• Exterior features: PatioShingle roofNo fencingHas a viewAccessible full bathroomNew constructionFrontage: see remarksPaved road access (city street and state road)

Interior

• Kitchen: DishwasherElectric rangeMicrowave
• Bedrooms: Total rooms: 8
• Flooring: CarpetLaminateVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air with zoned coolingElectric heating with zonesThermostat
• Interior features: Walk-in closetsKitchen islandPantryEat-in kitchenNo basement
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Price history

-1.3% since first listed

5 events — show timeline

• 2026-06-30 Listed $379,740 Zillow
• 2026-05-27 Price Changed $379,740 Hive MLS
• 2026-05-27 Price Changed $379,740 LPRMLS
• 2026-05-21 Listed $384,740 LPRMLS
• 2026-05-21 Listed $384,740 Hive MLS