131 Dauphine St · Mamers, NC 27526

$264,000

3 bd · 2.0 ba · 1,064 sqft · Land · 341 Days on market

Built 2025 0.58 ac lot $3/mo HOA

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build your dream home on this vacant lot! Enjoy boat ramp access within the community and the convenience of county water availability. With many new constructions in the area, now is the perfect time to invest. Easy commute to RDU and Ft. Bragg. Experience country living with city conveniences nearby! More recent photos will be taken soon and uploaded. A perk test has not been conducted yet. Listing agent does not hold escrow.

Key facts

• Quartz countertops
• Bright white kitchen
• New construction

Tags

• NEW CONSTRUCTION
• BRIGHT WHITE KITCHEN
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• PLUSH CARPETING
• DETACHED HOME

Property features AI

Finance

• Other: Lot size approximately 0.58 acres
• HOA & community: Captains Landing association; Annual association fee of $40

Exterior

• Parking: Driveway; Gravel parking; 2 open parking spaces
• Utilities: Public water; Septic tank; Electricity connected; Septic connected; Water connected
• Home design: Single-story house; Site-built construction; RA-30 zoning; New construction / under construction
• Construction: Frame construction with vinyl siding; Asphalt shingle roof; Slab foundation; Built as The Nicholas model
• Exterior features: Covered porch; Porch; No fencing; Private gravel road frontage; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air (electric)
• Interior features: Bathtub/shower combination; Ceiling fan(s); Kitchen and dining room combined; Pantry; Smooth ceilings; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $264k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (26.5% below list).
• Recommended offer: $194k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.6% in Mamers — 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 63/100 on livability (#391 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, amenities 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: Lafayette Elementary (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 625 students, 39% FRL); Harnett Central Middle (math 25% / reading 38%, grade F, #323 of 475 statewide, top 68%, 1,024 students, 63% FRL); Harnett County Early College (math 70%, 102 students, 39% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 1165 active listings in the ZIP; 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 341 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $40k; list at $264k implies a 560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $194,172 (26.5% 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 341 days. Have you received any prior offers? Is the seller open to a 26% 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 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?
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: 0.74% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.17×
• Total profit: $-61,206
• Equity at exit: $39,363

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-76,274
• Equity at exit: $22,826

Cash invested: $73,920 (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: 1165
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,960/yr
• Insurance: −$110
• HOA: −$3
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-293

Break-even live

Break-even rent $2,313

Max offer price $221,532

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-202	+0% $-293	+5% $-385	+10% $-476
Rent	-10% $-447	-5% $-370	+0% $-293	+5% $-217	+10% $-140
Rate	-1.0pp $-161	-0.5pp $-226	base $-293	+0.5pp $-362	+1.0pp $-431

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-15
   days on market $264,000 Active 341 DOM
2. 2026-06-14
   days on market $264,000 Active 339 DOM
3. 2026-06-10
   days on market $264,000 Active 336 DOM
4. 2026-06-09
   days on market $264,000 Active 335 DOM
5. 2026-06-08
   days on market $264,000 Active 334 DOM
6. 2026-06-07
   days on market $264,000 Active 333 DOM
7. 2026-06-05
   days on market $264,000 Active 330 DOM
8. 2026-06-03
   days on market $264,000 Active 329 DOM
9. 2026-06-02
   days on market $264,000 Active 328 DOM
10. 2026-06-01
    days on market $264,000 Active 327 DOM
11. 2026-05-31
    days on market $264,000 Active 326 DOM
12. 2026-05-30
    days on market $264,000 Active 325 DOM
13. 2026-04-21
    price $264,000
14. 2026-01-09
    price $264,900
15. 2025-07-09
    listed $265,000 Active
16. 2025-04-23
    soldstatus $40,000 Sold 434-char remark

    Show marketing remark (434 chars)

    Build your dream home on this vacant lot! Enjoy boat ramp access within the community and the convenience of county water availability. With many new constructions in the area, now is the perfect time to invest. Easy commute to RDU and Ft. Bragg. Experience country living with city conveniences nearby! More recent photos will be taken soon and uploaded. A perk test has not been conducted yet. Listing agent does not hold escrow.

17. 2025-04-23
    soldstatus $40,000

    Show marketing remark (434 chars)

    Build your dream home on this vacant lot! Enjoy boat ramp access within the community and the convenience of county water availability. With many new constructions in the area, now is the perfect time to invest. Easy commute to RDU and Ft. Bragg. Experience country living with city conveniences nearby! More recent photos will be taken soon and uploaded. A perk test has not been conducted yet. Listing agent does not hold escrow.

18. 2025-02-27
    listed $45,000 Active 434-char remark

    Show marketing remark (434 chars)

    Build your dream home on this vacant lot! Enjoy boat ramp access within the community and the convenience of county water availability. With many new constructions in the area, now is the perfect time to invest. Easy commute to RDU and Ft. Bragg. Experience country living with city conveniences nearby! More recent photos will be taken soon and uploaded. A perk test has not been conducted yet. Listing agent does not hold escrow.

19. 2022-10-03
    soldstatus $27,500 Closed 285-char remark

    Show marketing remark (285 chars)

    Vacant lot ready for your dream home! Boat ramp access in community. County water available. No perk test yet. Many new constructions built recently. Get in while you can! Easy commute to RDU and Ft. Bragg. Country living that is close to everything! Listing firm does not hold escrow.

20. 2022-10-03
    soldstatus $27,500 285-char remark

    Show marketing remark (285 chars)

    Vacant lot ready for your dream home! Boat ramp access in community. County water available. No perk test yet. Many new constructions built recently. Get in while you can! Easy commute to RDU and Ft. Bragg. Country living that is close to everything! Listing firm does not hold escrow.

21. 2022-09-20
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Vacant lot ready for your dream home! Boat ramp access in community. County water available. No perk test yet. Many new constructions built recently. Get in while you can! Easy commute to RDU and Ft. Bragg. Country living that is close to everything! Listing firm does not hold escrow.

22. 2022-08-23
    listed $30,000 Active 285-char remark

    Show marketing remark (285 chars)

    Vacant lot ready for your dream home! Boat ramp access in community. County water available. No perk test yet. Many new constructions built recently. Get in while you can! Easy commute to RDU and Ft. Bragg. Country living that is close to everything! Listing firm does not hold escrow.

23. 2022-08-23
    listed $30,000 285-char remark

    Show marketing remark (285 chars)

    Vacant lot ready for your dream home! Boat ramp access in community. County water available. No perk test yet. Many new constructions built recently. Get in while you can! Easy commute to RDU and Ft. Bragg. Country living that is close to everything! Listing firm does not hold escrow.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $23,301
• − Mortgage interest: −$14,788
• − Property taxes: −$3,960
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$36
• − Depreciation: −$7,680
• Taxable loss: −$8,212
• Est. tax savings @ 24.0%: +$1,971
• After-tax cash flow: $-1,551/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 — Mamers

• Score: 63/100
• State rank: #391
• US rank: #15191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wake County · 1,216,256 people
• 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

+780.0% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $264,000 TMLS
• 2026-01-09 Price Changed $264,900 TMLS
• 2025-07-09 Listed $265,000 TMLS
• 2025-04-23 Sold (Public Records) $40,000 Public Records
• 2025-04-23 Sold (MLS) $40,000 TMLS
• 2025-02-27 Listed $45,000 TMLS
• 2022-10-03 Sold (MLS) $27,500 AMLSNC
• 2022-10-03 Sold (MLS) $27,500 TMLS
• 2022-09-20 Pending — TMLS
• 2022-08-23 Listed $30,000 AMLSNC
• 2022-08-23 Listed $30,000 TMLS

Property tax history

+31.7%/yr

Latest (2024): $188 · +0.0% YoY. Source: county tax records.