111 Starlight St · Sanford, NC 27330

$225,000

3 bd · 2.5 ba · 1,482 sqft · Townhouse public records · 22 Days on market

Built 2023 Good condition 3,049 sqft lot Garage $152/sqft · 16% below area Est $256k · 12% under $195/mo HOA · 11% of rent

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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).

• ARV discount +12.9/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Townes @ Galvins Ridge, located in the booming Sanford, NC is conveniently located off of HWY 1 within 10 minutes of major area employers in Central Carolina Enterprise Park, Pfizer, Caterpillar, and Astella, 35 minutes from Research Triangle Park and 45 minutes to Fort Bragg. This thoughtfully designed master-planned community will feature a wide array of townhome designs and gathering spaces throughout the community to stay connected with friends and family. Planned amenities included pool, clubhouse, outdoor courts, miles of walking trails, dog park etc. Newton floorplan allows for designated spaces on first and second floor of your home. The designed kitchen highlights granite countertops and designer cabinets. WIC's! One-year builder’s warranty and 10-year structural warranty. Your new home also includes our smart home technology package! The Smart Home is equipped with technology that includes the following: Wave programmable thermostat, Z-Wave door lock, a Z-Wave wireless switch, a touchscreen Smart Home control panel, an automation platform; SkyBell video doorbell; Amz Echo Dot.

Key facts

• $195 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.5% below list).
• Recommended offer: $171k (23.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in Sanford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 802 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 602 units permitted in Lee County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 13174% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,399 (23.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 10.5

CMA / ARV

• ARV (median comp): $255,916
• List price: $225,000
• Delta: -12.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Starlight St	0.03mi	3/2.5	1,416 (-4%)	0mo	$225,000	$159	91
132 Starlight St	0.03mi	3/2.5	1,416 (-4%)	0mo	$225,000	$159	91
140 Starlight St	0.05mi	3/2.5	1,429 (-4%)	1mo	$250,000	$175	91
127 Starlight St	0.01mi	3/2.5	1,416 (-4%)	2mo	$224,055	$158	91
136 Starlight St	0.05mi	3/2.5	1,416 (-4%)	0mo	$227,000	$160	90
256 Otter Lodge St	0.06mi	3/2.5	1,416 (-4%)	0mo	$221,824	$157	90
248 Otter Lodge St	0.05mi	3/2.5	1,416 (-4%)	1mo	$223,500	$158	89
260 Otter Lodge St	0.06mi	3/2.5	1,416 (-4%)	1mo	$224,055	$158	89
428 Ember St	0.09mi	3/2.5	1,416 (-4%)	0mo	$227,249	$160	88
432 Ember St	0.09mi	3/2.5	1,416 (-4%)	1mo	$225,000	$159	87
436 Ember St	0.09mi	3/2.5	1,416 (-4%)	2mo	$225,000	$159	87
147 Starlight St	0.25mi	3/2.5	1,416 (-4%)	2mo	$225,000	$159	80

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: -24.1%
• Equity multiple: 0.16×
• Total profit: $-52,621
• Equity at exit: $33,548

10-year hold

• IRR: -14.7%
• Equity multiple: 0.09×
• Total profit: $-57,299
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

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

Active competition Active MLS

• For sale now: 9 active · 17 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $229,490 ($162/sqft)
• Median days on market: 218 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +6.5% vs current asking $/sqft

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

ZIP-level market 27330

• Home prices YoY: -19.4%
• Rents YoY: 4.7%
• Active inventory: 802
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$248 /mo · $2,976/yr
• Insurance: −$94
• HOA: −$195
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-303

Break-even live

Break-even rent $2,173

Max offer price $171,399

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-240	+0% $-303	+5% $-367	+10% $-431
Rent	-10% $-445	-5% $-374	+0% $-303	+5% $-233	+10% $-162
Rate	-1.0pp $-190	-0.5pp $-246	base $-303	+0.5pp $-362	+1.0pp $-421

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Starlight St Unit 1 Sanford, NC	3.0	2.5	1482	$1,695	$1.14	103d	1	0.01mi
221 Starlight St Buffalo Lake, NC	3.0	2.5	1429	$1,790	$1.25	119d	1	0.01mi
107 Starlight St Sanford, NC	3.0	2.5	1416	$1,650	$1.17	6d	1	0.03mi
111 Starlight St Sanford, NC	3.0	2.5	1416	$1,645	$1.16	88d	1	0.03mi
261 David Hill Dr Sanford, NC	3.0	2.5	1429	$1,600	$1.12	0d	1	0.06mi
176 Starlight St Sanford, NC	3.0	2.5	1400	$1,650	$1.18	0d	1	0.08mi
213 David Hill Dr Sanford, NC	3.0	2.5	1416	$1,645	$1.16	0d	1	0.09mi
455 David Hill Dr Sanford, NC	3.0	3.0	1450	$1,795	$1.24	108d	1	0.18mi
455 David Hill Dr Unit 1 Buffalo Lake, NC	3.0	2.5	1450	$1,795	$1.24	112d	1	0.21mi

Property features AI

Finance

• HOA & community: Association managed by PPM ManagementMonthly association fee of $195Association amenities include clubhouse, pool, and trailsAssociation fee covers grounds maintenance and storm water maintenance

Exterior

• Parking: Attached garage (1 car)Driveway parking1 additional open parking spaceElectric vehicle charging station(s)Garage faces frontTotal 2 parking spacesConcrete surfaces
• Utilities: Public waterPublic sewer
• Home design: TownhouseTwo levelsEntry on main level
• Construction: Brick and vinyl siding exteriorShingle roofSlab foundationBuilt as a townhouse
• Exterior features: PatioPorchIn-ground poolPublic maintained road

Interior

• Kitchen: Gas rangeMicrowaveDishwasherPlumbed for ice maker
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced air heatingCentral electric air conditioning
• Interior features: Bathtub/shower combinationWalk-in showerWalk-in closet(s)High ceilings with vaulted ceiling(s)Living/dining room combinationPantryGranite countersQuartz countersSmooth ceilings
• Laundry & utility: Laundry closet on upper levelElectric water heater

HOA detail $195/mo · $2,340/yr

• Likely covers: pool

Listing history 12 events

1. 2026-05-07
   listed $225,000 Active
2. 2025-07-02
   historical
3. 2025-06-23
   historical $1,800
4. 2025-06-16
   price $255,000
5. 2025-05-22
   listed $1,800
6. 2025-04-21
   listed $265,000 Active
7. 2024-06-19
   historical $1,850
8. 2024-06-01
   listed $1,850
9. 2024-01-22
   soldstatus $271,490 Sold 1113-char remark

   Show marketing remark (1113 chars)

   The Townes @ Galvins Ridge, located in the booming Sanford, NC is conveniently located off of HWY 1 within 10 minutes of major area employers in Central Carolina Enterprise Park, Pfizer, Caterpillar, and Astella, 35 minutes from Research Triangle Park and 45 minutes to Fort Bragg. This thoughtfully designed master-planned community will feature a wide array of townhome designs and gathering spaces throughout the community to stay connected with friends and family. Planned amenities included pool, clubhouse, outdoor courts, miles of walking trails, dog park etc. Newton floorplan allows for designated spaces on first and second floor of your home. The designed kitchen highlights granite countertops and designer cabinets. WIC's! One-year builder’s warranty and 10-year structural warranty. Your new home also includes our smart home technology package! The Smart Home is equipped with technology that includes the following: Wave programmable thermostat, Z-Wave door lock, a Z-Wave wireless switch, a touchscreen Smart Home control panel, an automation platform; SkyBell video doorbell; Amz Echo Dot.

10. 2023-11-28
    status Pending 1113-char remark

    Show marketing remark (1113 chars)

    The Townes @ Galvins Ridge, located in the booming Sanford, NC is conveniently located off of HWY 1 within 10 minutes of major area employers in Central Carolina Enterprise Park, Pfizer, Caterpillar, and Astella, 35 minutes from Research Triangle Park and 45 minutes to Fort Bragg. This thoughtfully designed master-planned community will feature a wide array of townhome designs and gathering spaces throughout the community to stay connected with friends and family. Planned amenities included pool, clubhouse, outdoor courts, miles of walking trails, dog park etc. Newton floorplan allows for designated spaces on first and second floor of your home. The designed kitchen highlights granite countertops and designer cabinets. WIC's! One-year builder’s warranty and 10-year structural warranty. Your new home also includes our smart home technology package! The Smart Home is equipped with technology that includes the following: Wave programmable thermostat, Z-Wave door lock, a Z-Wave wireless switch, a touchscreen Smart Home control panel, an automation platform; SkyBell video doorbell; Amz Echo Dot.

11. 2023-05-01
    status Pending 1113-char remark

    Show marketing remark (1113 chars)

    The Townes @ Galvins Ridge, located in the booming Sanford, NC is conveniently located off of HWY 1 within 10 minutes of major area employers in Central Carolina Enterprise Park, Pfizer, Caterpillar, and Astella, 35 minutes from Research Triangle Park and 45 minutes to Fort Bragg. This thoughtfully designed master-planned community will feature a wide array of townhome designs and gathering spaces throughout the community to stay connected with friends and family. Planned amenities included pool, clubhouse, outdoor courts, miles of walking trails, dog park etc. Newton floorplan allows for designated spaces on first and second floor of your home. The designed kitchen highlights granite countertops and designer cabinets. WIC's! One-year builder’s warranty and 10-year structural warranty. Your new home also includes our smart home technology package! The Smart Home is equipped with technology that includes the following: Wave programmable thermostat, Z-Wave door lock, a Z-Wave wireless switch, a touchscreen Smart Home control panel, an automation platform; SkyBell video doorbell; Amz Echo Dot.

12. 2023-04-30
    listed $271,490 Active 1113-char remark

    Show marketing remark (1113 chars)

    The Townes @ Galvins Ridge, located in the booming Sanford, NC is conveniently located off of HWY 1 within 10 minutes of major area employers in Central Carolina Enterprise Park, Pfizer, Caterpillar, and Astella, 35 minutes from Research Triangle Park and 45 minutes to Fort Bragg. This thoughtfully designed master-planned community will feature a wide array of townhome designs and gathering spaces throughout the community to stay connected with friends and family. Planned amenities included pool, clubhouse, outdoor courts, miles of walking trails, dog park etc. Newton floorplan allows for designated spaces on first and second floor of your home. The designed kitchen highlights granite countertops and designer cabinets. WIC's! One-year builder’s warranty and 10-year structural warranty. Your new home also includes our smart home technology package! The Smart Home is equipped with technology that includes the following: Wave programmable thermostat, Z-Wave door lock, a Z-Wave wireless switch, a touchscreen Smart Home control panel, an automation platform; SkyBell video doorbell; Amz Echo Dot.

ⓘ 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: $2,976 · $248/mo
• Projected year-2 tax: $2,976 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $21,467
• − Mortgage interest: −$12,603
• − Property taxes: −$2,976
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$2,340
• − Depreciation: −$6,545
• Taxable loss: −$7,558
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-1,827/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,410–$22,230 screening

This well-maintained townhouse in The Townes at Galvins Ridge is ready for move-in and offers a great location with easy access to major employers and amenities.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Interior painting — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Deep River Elementary F NC #945/1,410 Nat'l #25,956/41,679 Middle East Lee Middle F NC #350/475 Nat'l #9,290/14,009 High Lee County High F NC #381/535 Nat'l #7,907/17,239

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

B Composite livability gradescore 72/100

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 · 63,008 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: 14% of renters

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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%

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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%

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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

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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: Association managed by PPM ManagementMonthly association fee of $195Association amenities include clubhouse, pool, and trailsAssociation fee covers grounds maintenance and storm water maintenance

Exterior

• Parking: Attached garage (1 car)Driveway parking1 additional open parking spaceElectric vehicle charging station(s)Garage faces frontTotal 2 parking spacesConcrete surfaces
• Utilities: Public waterPublic sewer
• Home design: TownhouseTwo levelsEntry on main level
• Construction: Brick and vinyl siding exteriorShingle roofSlab foundationBuilt as a townhouse
• Exterior features: PatioPorchIn-ground poolPublic maintained road

Interior

• Kitchen: Gas rangeMicrowaveDishwasherPlumbed for ice maker
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric forced air heatingCentral electric air conditioning
• Interior features: Bathtub/shower combinationWalk-in showerWalk-in closet(s)High ceilings with vaulted ceiling(s)Living/dining room combinationPantryGranite countersQuartz countersSmooth ceilings
• Laundry & utility: Laundry closet on upper levelElectric water heater

Price history

-99.4% since first listed

15 events — show timeline

• 2026-06-24 Price Changed $1,645 TMLS
• 2026-06-01 Listed for Rent $1,695 TMLS
• 2026-05-30 Listing Removed — TMLS
• 2026-05-07 Listed $225,000 TMLS
• 2025-07-02 Listing Removed — TMLS
• 2025-06-23 Rental Removed $1,800 TMLS
• 2025-06-16 Price Changed $255,000 TMLS
• 2025-05-22 Listed for Rent $1,800 TMLS
• 2025-04-21 Listed $265,000 TMLS
• 2024-06-19 Rental Removed $1,850 TMLS
• 2024-06-01 Listed for Rent $1,850 TMLS
• 2024-01-22 Sold (MLS) $271,490 TMLS
• 2023-11-28 Pending — TMLS
• 2023-05-01 Pending — TMLS
• 2023-04-30 Listed $271,490 TMLS

Property tax history

+0.7%/yr

Latest (2025): $2,976 · +0.7% YoY. Source: county tax records.