215 Century Dr · Spout Springs, NC 28326

$262,000

3 bd · 2.5 ba · 1,774 sqft · SingleFamily public records · 72 Days on market

Built 2010 10,019 sqft lot Est $294k · 11% under $78/mo HOA · 4% 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).

• Cash flow +14.3/30.0
• ARV discount +12.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This corner lot home offers a living room with a fireplace, a 1/2 bath, and laundry all on the main level. The open floor plan to the kitchen and dining area features a large pantry. The primary bedroom and bathroom has a walk-in closet, double vanity, a garden tub, and shower. There are 2 other bedrooms upstairs with another full bath. Enjoy your evenings on 10x12 patio in the backyard surrounded by a white vinyl fence with a 2 car garage.

Key facts

• Private backyard
• Walk-in closet
• Great room

Tags

• GREAT ROOM
• FIREPLACE
• KITCHEN AND DINING COMBO
• SLIDING DOOR
• PRIVATE BACKYARD
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $47 ($565/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 $220k (15.9% below list).
• Recommended offer: $220k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Spout Springs — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Boone Trail Elementary (math 24% / reading 23%, grade F, #1,160 of 1,410 statewide, top 83%, 507 students, 72% FRL); Overhills Middle (math 29% / reading 40%, grade F, #292 of 475 statewide, top 62%, 799 students, 61% FRL); Overhills High (math 52% / reading 63%, grade C, #245 of 535 statewide, top 46%, 1,971 students, 47% FRL).
• Market conditions: Rents rising (+3.0%/yr); 248 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $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 72 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,412 (15.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $294,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Century Dr	0.00mi	3/2.5	1,774 (0%)	1mo	$249,000	$140	99
288 Old Montague Way	0.37mi	3/2.5	1,745 (-2%)	6mo	$300,000	$172	75
60 Taplow Trl	0.38mi	4/2.5 (+1)	1,801 (+2%)	7mo	$299,900	$167	69
242 Samuel Nicholas Dr	0.49mi	4/2.5 (+1)	1,764 (-1%)	8mo	$315,000	$179	65
1145 Roundabout Rd	0.39mi	3/2.5	1,664 (-6%)	9mo	$268,000	$161	64
231 Watchmen Ln	0.31mi	4/2.5 (+1)	1,873 (+6%)	9mo	$300,000	$160	64
415 Colonist Pl	0.28mi	3/2.0	1,538 (-13%)	2mo	$269,900	$175	61
297 Colonist Pl	0.17mi	4/2.5 (+1)	2,008 (+13%)	6mo	$329,900	$164	60
214 Taplow Trl	0.45mi	4/2.5 (+1)	1,885 (+6%)	7mo	$313,000	$166	57
12 Agdon Lndg	0.64mi	3/2.5	1,609 (-9%)	3mo	$280,000	$174	52
40 Bicentennial Way	0.58mi	4/2.5 (+1)	1,912 (+8%)	7mo	$310,000	$162	49
107 Judiciary Ct	0.39mi	4/2.5 (+1)	2,032 (+14%)	5mo	$330,000	$162	48

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-39,606
• Equity at exit: $39,065

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-31,236
• Equity at exit: $22,653

Cash invested: $73,360 (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 28326

• Home prices YoY: -9.9%
• Rents YoY: 3.0%
• Active inventory: 248
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$109
• HOA: −$78
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $47

Break-even live

Break-even rent $2,145

Max offer price $262,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $121	+0% $47	+5% $-27	+10% $-101
Rent	-10% $-127	-5% $-40	+0% $47	+5% $134	+10% $221
Rate	-1.0pp $179	-0.5pp $114	base $47	+0.5pp $-21	+1.0pp $-90

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Century Dr Cameron, NC	4.0	2.5	2511	$2,245	$0.89	25d	1	0.13mi
134 Huzzas Cir Cameron, NC	4.0	2.5	2434	$2,300	$0.94	15d	1	0.14mi
65 Pedley Pl Cameron, NC	4.0	3.0	2514	$2,300	$0.91	25d	1	0.20mi
418 Century Dr Cameron, NC	4.0	3.5	2569	$2,100	$0.82	25d	1	0.21mi
92 Artillery Ln Cameron, NC	4.0	2.5	2435	$2,250	$0.92	15d	1	0.22mi
162 Old Montague Way Cameron, NC	4.0	2.5	2038	$2,100	$1.03	15d	1	0.24mi
34 Coswell Ct Cameron, NC	4.0	3.0	2578	$2,500	$0.97	15d	1	0.25mi
471 Century Dr Cameron, NC	4.0	2.5	2500	$2,000	$0.80	25d	1	0.26mi
14 Buckman Dr Cameron, NC	3.0	2.5	2337	$2,000	$0.86	25d	1	0.29mi
144 Tun Tavern Dr Cameron, NC	4.0	3.5	2555	$2,000	$0.78	25d	1	0.32mi
43 Ambrose Pt Cameron, NC	4.0	2.5	2268	$2,100	$0.93	15d	1	0.41mi
1050 Roundabout Rd Cameron, NC	3.0	2.5	1669	$1,725	$1.03	25d	1	0.48mi
52 Expedition Dr Cameron, NC	4.0	2.5	1780	$1,850	$1.04	25d	1	0.65mi
117 Scranton Ct Cameron, NC	3.0	2.5	1444	$1,875	$1.30	15d	1	0.72mi
275 Maplewood Dr Sanford, NC	3.0	2.0	1841	$2,200	$1.20	25d	1	1.02mi
351 Maplewood Dr Sanford, NC	3.0	2.5	2434	$2,250	$0.92	15d	1	1.03mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 26 events

1. 2026-04-20
   status Pending
2. 2026-03-12
   price $262,000
3. 2026-02-07
   listed $274,000 Active
4. 2025-03-22
   historical $2,000
5. 2025-03-06
   price $2,000
6. 2025-02-27
   listed $1,850
7. 2025-01-27
   historical $1,850
8. 2025-01-10
   price $1,850
9. 2024-12-27
   listed $1,900
10. 2024-12-27
    historical $1,950
11. 2024-12-05
    price $1,950
12. 2024-05-01
    listed $2,000
13. 2022-05-13
    soldstatus $275,000 444-char remark

    Show marketing remark (444 chars)

    This corner lot home offers a living room with a fireplace, a 1/2 bath, and laundry all on the main level. The open floor plan to the kitchen and dining area features a large pantry. The primary bedroom and bathroom has a walk-in closet, double vanity, a garden tub, and shower. There are 2 other bedrooms upstairs with another full bath. Enjoy your evenings on 10x12 patio in the backyard surrounded by a white vinyl fence with a 2 car garage.

14. 2022-05-13
    soldstatus $275,000

    Show marketing remark (444 chars)

    This corner lot home offers a living room with a fireplace, a 1/2 bath, and laundry all on the main level. The open floor plan to the kitchen and dining area features a large pantry. The primary bedroom and bathroom has a walk-in closet, double vanity, a garden tub, and shower. There are 2 other bedrooms upstairs with another full bath. Enjoy your evenings on 10x12 patio in the backyard surrounded by a white vinyl fence with a 2 car garage.

15. 2022-04-08
    listed $260,900 444-char remark

    Show marketing remark (444 chars)

    This corner lot home offers a living room with a fireplace, a 1/2 bath, and laundry all on the main level. The open floor plan to the kitchen and dining area features a large pantry. The primary bedroom and bathroom has a walk-in closet, double vanity, a garden tub, and shower. There are 2 other bedrooms upstairs with another full bath. Enjoy your evenings on 10x12 patio in the backyard surrounded by a white vinyl fence with a 2 car garage.

16. 2013-12-30
    soldstatus $169,900 481-char remark

    Show marketing remark (481 chars)

    LOWEST PRICED HOME IN AREA-SHOWS LIKE CONSTRUCTION PLUS HAS OVER $8200 IN UPGRADES 1) VINYL PRIVACY FENCE: $4000 2) FRENCH DOOR REFRIGERATOR: $1250 3) WASHER & DRYER W PEDESTALS:$1500 4) FRONT YARD LANDSCAPING:$250 5) 2 INCH BLINDS: $1200 -GREAT ROOM W FIREPLACE, KITCHEN W/SS APPLIANCES INCLUDING FRENCH DOOR FRIDGE.FORMAL DINING ROOM DOWNSTAIRS.FULLY PRIVACY FENCED BACKYARD W WOODVIEW.GLAMOR BATH W SEPERATE TUB AND SHOWER IN MASTER BATH!NEIGHBORHOOD W CLUBHOUSE,& POOL.

17. 2013-12-30
    soldstatus $170,000

    Show marketing remark (481 chars)

    LOWEST PRICED HOME IN AREA-SHOWS LIKE CONSTRUCTION PLUS HAS OVER $8200 IN UPGRADES 1) VINYL PRIVACY FENCE: $4000 2) FRENCH DOOR REFRIGERATOR: $1250 3) WASHER & DRYER W PEDESTALS:$1500 4) FRONT YARD LANDSCAPING:$250 5) 2 INCH BLINDS: $1200 -GREAT ROOM W FIREPLACE, KITCHEN W/SS APPLIANCES INCLUDING FRENCH DOOR FRIDGE.FORMAL DINING ROOM DOWNSTAIRS.FULLY PRIVACY FENCED BACKYARD W WOODVIEW.GLAMOR BATH W SEPERATE TUB AND SHOWER IN MASTER BATH!NEIGHBORHOOD W CLUBHOUSE,& POOL.

18. 2013-05-08
    listed $170,900 481-char remark

    Show marketing remark (481 chars)

    LOWEST PRICED HOME IN AREA-SHOWS LIKE CONSTRUCTION PLUS HAS OVER $8200 IN UPGRADES 1) VINYL PRIVACY FENCE: $4000 2) FRENCH DOOR REFRIGERATOR: $1250 3) WASHER & DRYER W PEDESTALS:$1500 4) FRONT YARD LANDSCAPING:$250 5) 2 INCH BLINDS: $1200 -GREAT ROOM W FIREPLACE, KITCHEN W/SS APPLIANCES INCLUDING FRENCH DOOR FRIDGE.FORMAL DINING ROOM DOWNSTAIRS.FULLY PRIVACY FENCED BACKYARD W WOODVIEW.GLAMOR BATH W SEPERATE TUB AND SHOWER IN MASTER BATH!NEIGHBORHOOD W CLUBHOUSE,& POOL.

19. 2011-04-28
    soldstatus $169,900
20. 2011-04-28
    soldstatus $169,900
21. 2011-04-28
    soldstatus $169,900
22. 2011-04-26
    soldstatus $169,900
23. 2010-08-24
    listed $169,900
24. 2010-08-24
    listed $169,900
25. 2010-08-24
    listed $169,900
26. 2010-08-24
    listed $169,900

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $2,148 · $179/mo
• Expected delta: +$552/yr (+$46/mo · 34.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,449
• − Mortgage interest: −$14,676
• − Property taxes: −$1,597
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$936
• − Depreciation: −$7,622
• Taxable loss: −$3,923
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,507/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 — Spout Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Spout Springs, NC
• County: Harnett County · 125,715 people
• Metro: Fayetteville, NC
• Population (ZIP): 26,068
• Household income: $75,431
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 456.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Black 27% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Slovak 3% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -24.96%
• Current HPI: 226.8295
• Rent YoY: ▲ 2.95%
• 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

+54.2% since first listed

26 events — show timeline

• 2026-04-20 Pending — LPRMLS
• 2026-03-12 Price Changed $262,000 LPRMLS
• 2026-02-07 Listed $274,000 LPRMLS
• 2025-03-22 Rental Removed $2,000 TMLS
• 2025-03-06 Price Changed $2,000 TMLS
• 2025-02-27 Listed for Rent $1,850 TMLS
• 2025-01-27 Rental Removed $1,850 TMLS
• 2025-01-10 Price Changed $1,850 TMLS
• 2024-12-27 Listed for Rent $1,900 TMLS
• 2024-12-27 Rental Removed $1,950 TMLS
• 2024-12-05 Price Changed $1,950 TMLS
• 2024-05-01 Listed for Rent $2,000 TMLS
• 2022-05-13 Sold (Public Records) $275,000 Public Records
• 2022-05-13 Sold (MLS) $275,000 LPRMLS
• 2022-04-08 Listed $260,900 LPRMLS
• 2013-12-30 Sold (Public Records) $170,000 Public Records
• 2013-12-30 Sold (MLS) $169,900 TMLS
• 2013-05-08 Listed $170,900 TMLS
• 2011-04-28 Sold (MLS) $169,900 AMLSNC
• 2011-04-28 Sold (MLS) $169,900 TMLS
• 2011-04-28 Sold (MLS) $169,900 TMLS
• 2011-04-26 Sold (MLS) $169,900 TMLS
• 2010-08-24 Listed $169,900 TMLS
• 2010-08-24 Listed $169,900 AMLSNC
• 2010-08-24 Listed $169,900 TMLS
• 2010-08-24 Listed $169,900 TMLS

Property tax history

+0.6%/yr

Latest (2025): $1,597 · +0.0% YoY. Source: county tax records.