771 Old Station Pointe · Angier, NC 27501

$310,990

4 bd · 3.0 ba · 2,375 sqft · Land · 399 Days on market

Built 2025 6,304 sqft lot $58/mo HOA · 2% of rent ↓ 30% since listing

---

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 +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the ranch life - minus the cows, plus the comfort!! The Cooper plan offers the best of ranch-style living with an added 2nd floor bonus of extra space for guests, storage, and entertaining! Designed for both durability and elegance, the exterior features James Hardie siding with partial brick accents, delivering long-lasting quality and fantastic curb appeal. Inside, the kitchen is a dream with ample storage, modern cabinetry, a stylish backsplash, and sleek quartz countertops. The stainless steel Gourmet Appliance Package—including double wall ovens—elevates the space, making it perfect for any home chef. The main floor is designed with an open layout, highlighted

Key facts

• Quartz countertops
• Modern cabinetry
• Stylish backsplash

Tags

• JAMES HARDIE SIDING
• PARTIAL BRICK ACCENTS
• ABUNDANT STORAGE
• MODERN CABINETRY
• STYLISH BACKSPLASH
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Lot approximately 0.14 acres; Publicly maintained road access; Directions available to Station Pointe community
• HOA & community: Community managed by Charleston Management; Quarterly association fee; Association fee includes grounds maintenance; Community amenities: clubhouse, pool, cabana, jogging path/trails

Exterior

• Parking: Attached 2-car garage; Driveway; 2 total parking spaces
• Security: Smart camera(s)/recording; Smart lock(s)
• Utilities: Public water; Public sewer
• Home design: Site-built home; Two stories; Under construction; DRB Homes — Cooper model
• Construction: Brick and fiber cement (HardiPlank-type) exterior; Architectural shingle roof; Slab foundation; Built by DRB Homes
• Exterior features: Rear screened porch; Porch; Lighting; Rain gutters; Smart lock(s); Association pool (in-ground) with cabana and fenced area; See remarks regarding pool; Curbs, sidewalks and street lights in the community

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric range; Ice maker; Microwave; Wall oven; Stainless steel appliances; Vented exhaust fan
• Bedrooms: 4 bedrooms total; Primary bedroom on the main level; 3 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Zoned heating; Central air conditioning; Zoned cooling
• Interior features: Open floorplan with living/dining room combination; Entrance foyer; Kitchen island and pantry; Butler's pantry; Eat-in kitchen; Recessed lighting; Coffered, tray and smooth ceilings; Quartz countertops; Double vanity; Separate shower and walk-in shower; Bathtub/shower combination; Walk-in closet(s); Water closet; Storage; Smart camera(s)/recording
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; 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 4-bed/3.0-bath land listed at $311k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (23.5% below list).
• Recommended offer: $238k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Angier — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#69 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, 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: Angier Elementary (math 21% / reading 22%, grade F, #1,218 of 1,410 statewide, top 87%, 356 students, 80% FRL); 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) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 662 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $9k 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 399 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,856 (23.5% 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 399 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.14×
• Total profit: $-74,827
• Equity at exit: $46,370

10-year hold

• IRR: -27.9%
• Equity multiple: -0.22×
• Total profit: $-106,129
• Equity at exit: $26,889

Cash invested: $87,077 (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 27501

• Home prices YoY: -11.4%
• Rents YoY: 1.5%
• Active inventory: 662
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,665/yr
• Insurance: −$130
• HOA: −$58
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-328

Break-even live

Break-even rent $2,794

Max offer price $263,511

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-221	+0% $-328	+5% $-436	+10% $-543
Rent	-10% $-516	-5% $-422	+0% $-328	+5% $-234	+10% $-140
Rate	-1.0pp $-172	-0.5pp $-249	base $-328	+0.5pp $-409	+1.0pp $-491

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: $77,748
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Roy Adams Rd Angier, NC	4.0	2.5	2272	$2,095	$0.92	25d	1	0.12mi
716 Roy Adams Rd Angier, NC	4.0	2.5	2180	$2,095	$0.96	25d	1	0.18mi
728 Roy Adams Rd Angier, NC	4.0	2.5	2435	$2,350	$0.97	16d	1	0.19mi
13 Silver Pine Dr Angier, NC	3.0	3.0	1851	$1,860	$1.00	25d	1	0.64mi
174 White Birch Ln Angier, NC	4.0	3.0	2674	$2,399	$0.90	16d	1	0.65mi
43 Molly Mac Ln Angier, NC	3.0	2.0	1732	$2,100	$1.21	23d	1	0.99mi
191 Kings Way Angier, NC	3.0	2.5	1946	$1,830	$0.94	16d	1	1.03mi
102 N Dunn St Angier, NC	3.0	2.5	1914	$1,895	$0.99	16d	1	1.34mi
56 Oxford Dr Angier, NC	3.0	2.0	1693	$1,600	$0.95	25d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-05-03
   price $310,990
3. 2026-01-14
   price $372,100
4. 2025-11-12
   price $375,000
5. 2025-09-17
   price $407,295
6. 2025-04-17
   price $422,100
7. 2025-04-17
   price $404,950
8. 2025-04-17
   price $422,100
9. 2025-04-02
   listed $443,100 Active

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

Taxation est. · year 1

• Rental income: $28,543
• − Mortgage interest: −$17,420
• − Property taxes: −$4,665
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$696
• − Depreciation: −$9,047
• Taxable loss: −$9,407
• Est. tax savings @ 24.0%: +$2,258
• After-tax cash flow: $-1,680/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 — Angier

• Score: 73/100
• State rank: #69
• US rank: #5182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angier, NC
• County: Harnett County · 125,715 people
• City population: 24,806
• Metro: Fayetteville, NC
• Population (ZIP): 24,806
• Household income: $73,336
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 339.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -31.84%
• Current HPI: 248.5302
• Rent YoY: ▲ 1.47%
• 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

-29.8% since first listed

9 events — show timeline

• 2026-05-06 Pending — TMLS
• 2026-05-03 Price Changed $310,990 TMLS
• 2026-01-14 Price Changed $372,100 TMLS
• 2025-11-12 Price Changed $375,000 TMLS
• 2025-09-17 Price Changed $407,295 TMLS
• 2025-04-17 Price Changed $422,100 TMLS
• 2025-04-17 Price Changed $404,950 TMLS
• 2025-04-17 Price Changed $422,100 TMLS
• 2025-04-02 Listed $443,100 TMLS