109 Loy Ct · Lillington, NC 27526

$250,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 79 Days on market

Built 1997 0.46 ac lot Est $249k · 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 +17.9/30.0
• ARV discount +7.4/15.0
• DSCR +5.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge home, nice open floor plan! Master bath is enormous with great jacuzzi! Kitchen features tile countertops, island and nice appliances! Two living rooms, one with beautiful stone fireplace. .. Check out large yard with nice storage shed!! Nice home on cul-de-sac!! Minutes to Fuquay, Lillington, Fort Bragg or Raleigh!!

Key facts

• 0.46 acre lot
• Built 1997
• Listed 79 days

Property features AI

Finance

• Other: Lot size approximately 0.46 acre; Zoning: RA-20M
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Sewer: Other; Water: Other (see remarks)
• Home design: Manufactured double-wide home; One story
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a double-wide manufactured house
• Exterior features: Shed(s) on the property; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Stainless steel appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan; High ceilings; Ceiling fan(s); Eat-in kitchen; Double vanity in bathroom; Bathtub/shower combination; Primary bedroom on the downstairs level; Walk-in closet(s)
• Laundry & utility: Laundry room on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $213k (14.9% below list).
• Recommended offer: $213k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• 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: Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett Central High (math 43% / reading 51%, grade D-, #334 of 535 statewide, top 64%, 1,474 students, 56% FRL).
• Market conditions: Rents rising (+3.1%/yr); 1151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago 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.
• Current owner paid $158k; list at $250k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $212,701 (14.9% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Loy Ct	0.02mi	3/2.0	1,377 (-9%)	16mo	$200,000	$145	70
40 Brian Ct	0.22mi	3/2.0	1,344 (-11%)	7mo	$222,000	$165	66

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-27,040
• Equity at exit: $37,276

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,823
• Equity at exit: $21,615

Cash invested: $70,000 (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 27526

• Home prices YoY: -33.0%
• Rents YoY: 3.1%
• Active inventory: 1151
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $209

Break-even live

Break-even rent $1,862

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $351	-5% $280	+0% $209	+5% $139	+10% $68
Rent	-10% $41	-5% $125	+0% $209	+5% $293	+10% $377
Rate	-1.0pp $335	-0.5pp $273	base $209	+0.5pp $145	+1.0pp $79

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Squire St Fuquay Varina, NC	4.0	2.5	1916	$2,015	$1.05	14d	1	1.03mi
302 Oxfordshire Dr Fuquay Varina, NC	3.0	2.0	1194	$1,879	$1.57	14d	1	1.27mi
198 Moore Creek Dr Fuquay Varina, NC	4.0	2.0	1764	$2,195	$1.24	14d	1	1.29mi
18 March Creek Dr Fuquay Varina, NC	3.0	2.5	1418	$1,800	$1.27	24d	1	1.39mi

Listing history 27 events

1. 2026-06-17
   days on market $250,000 Active 79 DOM
2. 2026-06-16
   days on market $250,000 Active 78 DOM
3. 2026-06-15
   days on market $250,000 Active 77 DOM
4. 2026-06-14
   days on market $250,000 Active 75 DOM
5. 2026-06-10
   days on market $250,000 Active 72 DOM
6. 2026-06-09
   days on market $250,000 Active 71 DOM
7. 2026-06-08
   days on market $250,000 Active 70 DOM
8. 2026-06-07
   days on market $250,000 Active 69 DOM
9. 2026-06-05
   days on market $250,000 Active 66 DOM
10. 2026-06-03
    days on market $250,000 Active 65 DOM
11. 2026-06-02
    days on market $250,000 Active 64 DOM
12. 2026-06-01
    days on market $250,000 Active 63 DOM
13. 2026-05-31
    days on market $250,000 Active 62 DOM
14. 2026-05-30
    days on market $250,000 Active 61 DOM
15. 2026-05-22
    price $250,000
16. 2026-05-16
    price $258,700
17. 2026-05-09
    price $258,800
18. 2026-05-06
    status Active
19. 2026-05-02
    historical
20. 2026-04-10
    price $258,900
21. 2026-03-26
    listed $259,900 Active
22. 2026-02-05
    soldstatus $157,500
23. 2013-05-30
    soldstatus $58,500
24. 2013-05-29
    soldstatus $58,500 323-char remark

    Show marketing remark (323 chars)

    Huge home, nice open floor plan! Master bath is enormous with great jacuzzi! Kitchen features tile countertops, island and nice appliances! Two living rooms, one with beautiful stone fireplace. .. Check out large yard with nice storage shed!! Nice home on cul-de-sac!! Minutes to Fuquay, Lillington, Fort Bragg or Raleigh!!

25. 2013-05-29
    soldstatus $58,500 323-char remark

    Show marketing remark (323 chars)

    Huge home, nice open floor plan! Master bath is enormous with great jacuzzi! Kitchen features tile countertops, island and nice appliances! Two living rooms, one with beautiful stone fireplace. .. Check out large yard with nice storage shed!! Nice home on cul-de-sac!! Minutes to Fuquay, Lillington, Fort Bragg or Raleigh!!

26. 2012-06-17
    listed $71,200 323-char remark

    Show marketing remark (323 chars)

    Huge home, nice open floor plan! Master bath is enormous with great jacuzzi! Kitchen features tile countertops, island and nice appliances! Two living rooms, one with beautiful stone fireplace. .. Check out large yard with nice storage shed!! Nice home on cul-de-sac!! Minutes to Fuquay, Lillington, Fort Bragg or Raleigh!!

27. 2012-06-17
    listed $71,200 323-char remark

    Show marketing remark (323 chars)

    Huge home, nice open floor plan! Master bath is enormous with great jacuzzi! Kitchen features tile countertops, island and nice appliances! Two living rooms, one with beautiful stone fireplace. .. Check out large yard with nice storage shed!! Nice home on cul-de-sac!! Minutes to Fuquay, Lillington, Fort Bragg or Raleigh!!

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,382/yr (+$115/mo · 206.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $25,524
• − Mortgage interest: −$14,004
• − Property taxes: −$668
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$7,273
• Taxable loss: −$1,755
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,934/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wake County · 1,216,256 people
• City population: 21,419
• Metro: Raleigh-Cary, NC
• Population (ZIP): 61,588
• Household income: $110,017
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 844.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -121.48%
• Current HPI: 246.1976
• Rent YoY: ▲ 3.12%
• Metro: Raleigh-Cary, 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

+251.1% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $250,000 TMLS
• 2026-05-16 Price Changed $258,700 TMLS
• 2026-05-09 Price Changed $258,800 TMLS
• 2026-05-06 Relisted — TMLS
• 2026-05-02 Listing Removed — TMLS
• 2026-04-10 Price Changed $258,900 TMLS
• 2026-03-26 Listed $259,900 TMLS
• 2026-02-05 Sold (Public Records) $157,500 Public Records
• 2013-05-30 Sold (Public Records) $58,500 Public Records
• 2013-05-29 Sold (MLS) $58,500 AMLSNC
• 2013-05-29 Sold (MLS) $58,500 TMLS
• 2012-06-17 Listed $71,200 AMLSNC
• 2012-06-17 Listed $71,200 TMLS

Property tax history

-1.1%/yr

Latest (2025): $668 · +1.5% YoY. Source: county tax records.