909 Ray Ave · Sanford, NC 27330

$149,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 19 Days on market

Built 1947 Est $224k · 33% under

---

Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors special, property in middle of completion. New water lines, electrical wiring and duct work done. New roof, siding and front porch. Home is sold as is, where is. New owner to verify permit status for completion of home.

Key facts

• New siding
• New front porch
• New duct work

Tags

• NEW WATER LINES
• NEW ELECTRICAL WIRING
• NEW DUCT WORK
• NEW ROOF
• NEW SIDING
• NEW FRONT PORCH

Property features AI

Exterior

• Parking: 1 covered parking space; Has a 1-space carport
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding
• Exterior features: Front porch; Porch; Interior lot; Paved road

Interior

• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling; Other heating type
• Interior features: Other interior features; Crawl space basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% 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 (+4.7%/yr); 528 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Lee County in 2024 (0 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 $4k 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 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $224,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 S 7th St	0.14mi	3/1.0 (+1)	1,301 (+2%)	20mo	$189,900	$146	70
1506 Bragg St	0.72mi	3/2.0 (+1)	1,302 (+2%)	17mo	$290,000	$223	40
1000 Charlotte Ave	0.74mi	3/1.0 (+1)	1,331 (+4%)	23mo	$233,500	$175	34
220 Simmons St	0.63mi	3/2.0 (+1)	1,382 (+8%)	20mo	$250,000	$181	32
304 San Lee Dr	0.59mi	3/2.0 (+1)	1,092 (-15%)	14mo	$110,000	$101	27

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,636
• Equity at exit: $22,351

10-year hold

• IRR: 8.4%
• Equity multiple: 1.68×
• Total profit: $28,732
• Equity at exit: $12,961

Cash invested: $41,972 (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 27330

• Home prices YoY: -19.4%
• Rents YoY: 4.7%
• Active inventory: 528
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $269

Break-even live

Break-even rent $1,171

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $354	-5% $311	+0% $269	+5% $227	+10% $184
Rent	-10% $150	-5% $209	+0% $269	+5% $329	+10% $388
Rate	-1.0pp $345	-0.5pp $307	base $269	+0.5pp $230	+1.0pp $191

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Ryan Ave Sanford, NC	3.0–4.0	1.0	1060	$1,175	$1.11	25d	1	0.19mi

Listing history 15 events

1. 2026-06-21
   days on market $149,900 Active 19 DOM
2. 2026-06-19
   days on market $149,900 Active 17 DOM
3. 2026-06-18
   days on market $149,900 Active 16 DOM
4. 2026-06-17
   days on market $149,900 Active 15 DOM
5. 2026-06-16
   days on market $149,900 Active 14 DOM
6. 2026-06-15
   days on market $149,900 Active 13 DOM
7. 2026-06-14
   days on market $149,900 Active 11 DOM
8. 2026-06-13
   days on market $149,900 Active 10 DOM
9. 2026-06-10
   days on market $149,900 Active 8 DOM
10. 2026-06-09
    days on market $149,900 Active 7 DOM
11. 2026-06-08
    days on market $149,900 Active 6 DOM
12. 2026-06-07
    days on market $149,900 Active 5 DOM
13. 2026-06-05
    days on market $149,900 Active 2 DOM
14. 2026-06-03
    remarks 229-char remark
15. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$313/yr (+$26/mo · 34.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $18,135
• − Mortgage interest: −$8,397
• − Property taxes: −$916
• − Insurance: −$750
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,361
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,034/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: 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

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 · 76,725 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 39,778
• Household income: $61,300
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 928.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 21% Black 19% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 17%

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: ▼ -72.62%
• Current HPI: 302.3589
• Rent YoY: ▲ 4.66%
• Metro: Sanford, 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

1 event — show timeline

• 2026-06-02 Listed $149,900 LPRMLS

Property tax history

+3.1%/yr

Latest (2025): $916 · +2.9% YoY. Source: county tax records.