611 N Wilson Ave · Dunn, NC 28334

$75,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 16 Days on market

Built 1936 8,712 sqft lot ↓ 29% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors, Investors! You don't want to miss out on this charming 3-bedroom, 1-bath fixer-upper offering over 1,100 sq. ft of living space with endless potential! This home is a great opportunity for investors or buyers looking to create value with a little sweat equity. One of the many standout features of this home is the corner lot, road access on the front and right side of the home, a private driveway, providing easy access and added convenience. Nestled in a quiet area of Dunn, NC, this property offers the perfect balance of privacy and location. Inside, you'll find a spacious layout with an good foundation for renovation. The three bedrooms provide flexibility for a growing family.

Key facts

• 8,712 sq ft lot
• Built 1936
• Listed 16 days

Property features AI

Finance

• Other: Lot size approximately 0.2 acres; Living area reported as 1,143 (above grade finished area 1,143; below grade finished area 0); Listed as a fixer; Coordinates: 35.312629, -78.605543; Postal code 28334; County: Harnett
• HOA & community: No association; Not a senior community

Exterior

• Parking: Carport; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story house; One level; RM zoning
• Construction: Aluminum siding; HardiPlank-type siding; Shingle siding; Composition/shingle roof; Block foundation; Built as a house
• Exterior features: Front porch; Awnings; Private yard; City street frontage; Publicly maintained asphalt road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Wood flooring; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 4.1% in Dunn — 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 (#390 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Triton High (math 41% / reading 49%, grade D-, #350 of 535 statewide, top 66%, 1,287 students, 63% FRL).
• Market conditions: 339 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 34% of the median local income ($53k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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 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?
4. Crime grade is F 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: 1.99% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.11%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 N Wilson Ave	0.05mi	3/2.0	1,120 (0%)	7mo	$234,000	$209	88
406 W Granville St	0.38mi	3/2.0	1,077 (-4%)	1mo	$223,000	$207	71
501 E Granville St	0.31mi	3/2.0	1,107 (-1%)	11mo	$235,000	$212	70
609 N Magnolia Ave	0.14mi	2/1.0 (-1)	1,063 (-5%)	14mo	$75,000	$71	68
104 N Jackson St	0.24mi	3/2.0	1,075 (-4%)	16mo	$169,000	$157	64
1000 N Mckay St	0.39mi	3/2.0	1,130 (+1%)	14mo	$239,900	$212	64
305 N Wilmington Ave	0.43mi	3/2.0	1,120 (0%)	14mo	$210,000	$188	64
709 E Johnson St	0.32mi	3/1.0	1,044 (-7%)	15mo	$93,000	$89	62
400 E Townsend St	0.38mi	2/1.0 (-1)	981 (-12%)	9mo	$185,000	$189	49
503 W Wake St	0.49mi	3/2.0	1,198 (+7%)	16mo	$220,000	$184	49
309 S Mckay Ave	0.68mi	3/1.0	1,199 (+7%)	10mo	$245,000	$204	48
713 E Divine St	0.69mi	2/1.5 (-1)	1,001 (-11%)	12mo	$85,000	$85	33

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $32,545
• Equity at exit: $11,183

10-year hold

• IRR: 43.1%
• Equity multiple: 5.09×
• Total profit: $85,885
• Equity at exit: $6,485

Cash invested: $21,000 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 339
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $702

Break-even live

Break-even rent $602

Max offer price $75,000

Occupancy floor 48%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 N Ellis Ave Dunn, NC	2.0	1.0	1100	$1,400	$1.27	13d	1	0.44mi
202 S Sampson Ave Dunn, NC	3.0	1.0	1418	$1,600	$1.13	13d	1	0.80mi
1001 Webster Dr Dunn, NC	1.0–3.0	1.0–1.5	900	$1,300	$1.44	12d	1	0.95mi
909 S McKay Ave Dunn, NC	2.0	1.0	725	$995	$1.37	13d	1	1.08mi
108 Jude Ct Dunn, NC	3.0	2.0	1350	$1,650	$1.22	21d	1	1.47mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   listed $75,000 Active
3. 2026-04-10
   historical
4. 2026-03-04
   price $75,000
5. 2026-02-21
   listed $105,000 Active
6. 2026-01-16
   historical

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$6/yr (+$1/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $17,881
• − Mortgage interest: −$4,201
• − Property taxes: −$609
• − Insurance: −$375
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,182
• Taxable income: $7,653
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $6,586/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 — Dunn

• Score: 63/100
• State rank: #390
• US rank: #15160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunn, NC
• County: Harnett County · 125,715 people
• City population: 22,873
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -41.76%
• Current HPI: 275.5055
• Rent YoY: —
• Metro: Fayetteville, 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

-28.6% since first listed

6 events — show timeline

• 2026-05-01 Pending — TMLS
• 2026-04-10 Listing Removed — TMLS
• 2026-04-10 Listed $75,000 TMLS
• 2026-03-04 Price Changed $75,000 TMLS
• 2026-02-21 Listed $105,000 TMLS
• 2026-01-16 Coming Soon — TMLS

Property tax history

-1.9%/yr

Latest (2025): $609 · +4.3% YoY. Source: county tax records.