125 Love Grove Church Rd · Seven Lakes, NC 27376

$389,900

4 bd · 3.0 ba · 2,780 sqft · SingleFamily public records · 97 Days on market

Built 2021 0.71 ac lot Est $442k · 12% under

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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 +12.8/15.0
• Cash flow +11.7/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

Key facts

• Designer cabinets
• Open-concept kitchen
• Gas fireplace

Tags

• OPEN-CONCEPT KITCHEN
• GAS FIREPLACE
• DESIGNER CABINETS
• GRANITE COUNTERTOPS
• CERAMIC TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoning: RA-20
• HOA & community: No association amenities

Exterior

• Parking: Attached 2-car garage; Concrete driveway; Garage door opener; On-site parking (2 spaces total)
• Security: Smoke detector(s)
• Utilities: Public water available; Septic tank sewer; Water service available; Electric power (implied by electric heating and appliances)
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding with stone veneer; Frame construction; Block foundation; Built with composition roof
• Exterior features: Covered, screened porch; Patio; Privacy fencing in back yard; Composition roof; Has a view; Paved road access (city street and state road)

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Microwave
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Tray ceilings; Entrance foyer; Ceiling fans; Pantry; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (27.4% below list).
• Recommended offer: $283k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Seven Lakes — 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 72/100 on livability (#91 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Moore County Schools (rural): math 48% / reading 54% proficiency, ranked #58 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West End Elementary (math 75% / reading 69%, grade A-, #73 of 1,410 statewide, top 6%, 441 students, 33% FRL); West Pine Middle (math 62% / reading 62%, grade B+, #37 of 475 statewide, top 8%, 688 students, 28% FRL); Pinecrest High (math 66% / reading 72%, grade B, #131 of 535 statewide, top 25%, 2,221 students, 34% FRL).
• Zoned-school proficiency averages 68% at this address vs 51% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Moore County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 180 active listings in the ZIP; 941 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Moore County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 15496% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate 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 $283,066 (27.4% 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 97 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.73% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $442,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Love Grove Church Rd	0.06mi	4/3.5	2,702 (-3%)	6mo	$765,000	$283	86
7013 Harrison Ln	0.36mi	4/3.0	2,864 (+3%)	8mo	$520,000	$182	72
5012 Arcadia Way	0.64mi	4/3.5	2,702 (-3%)	1mo	$576,455	$213	63
3100 Platinum Cir	0.73mi	4/2.5	2,824 (+2%)	5mo	$378,990	$134	57
3045 Platinum Cir	0.66mi	4/3.0	2,824 (+2%)	11mo	$430,740	$153	57
4057 Silver Ln	0.56mi	4/3.0	2,926 (+5%)	11mo	$465,000	$159	56
136 Lancashire Ln	0.44mi	3/3.0 (-1)	3,058 (+10%)	9mo	$450,000	$147	51
109 Harwich Ct	0.59mi	3/2.5 (-1)	2,926 (+5%)	9mo	$475,000	$162	49
3044 Platinum Cir	0.71mi	4/3.0	2,511 (-10%)	3mo	$350,860	$140	48
3040 Platinum Cir	0.71mi	4/3.0	2,511 (-10%)	8mo	$365,000	$145	44
3021 Platinum Cir	0.65mi	4/3.0	2,511 (-10%)	13mo	$339,000	$135	43
154 E Devonshire Ave	0.74mi	3/3.0 (-1)	2,367 (-15%)	3mo	$460,000	$194	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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-70,805
• Equity at exit: $58,135

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-71,936
• Equity at exit: $33,711

Cash invested: $109,172 (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 27376

• Home prices YoY: -30.2%
• Active inventory: 180
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,831 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-117

Break-even live

Break-even rent $2,979

Max offer price $369,216

Occupancy floor 99%

Sensitivity live

Price	-10% $104	-5% $-7	+0% $-117	+5% $-227	+10% $-338
Rent	-10% $-341	-5% $-229	+0% $-117	+5% $-5	+10% $107
Rate	-1.0pp $79	-0.5pp $-18	base $-117	+0.5pp $-218	+1.0pp $-321

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $389,900 Active 97 DOM
2. 2026-06-18
   days on market $389,900 Active 96 DOM
3. 2026-06-17
   days on market $389,900 Active 95 DOM
4. 2026-06-16
   days on market $389,900 Active 94 DOM
5. 2026-06-15
   days on market $389,900 Active 93 DOM
6. 2026-06-14
   days on market $389,900 Active 91 DOM
7. 2026-06-13
   days on market $389,900 Active 90 DOM
8. 2026-06-10
   days on market $389,900 Active 88 DOM
9. 2026-06-09
   days on market $389,900 Active 87 DOM
10. 2026-06-08
    days on market $389,900 Active 86 DOM
11. 2026-06-07
    days on market $389,900 Active 85 DOM
12. 2026-06-05
    days on market $389,900 Active 82 DOM
13. 2026-06-02
    days on market $389,900 Active 80 DOM
14. 2026-06-01
    days on market $389,900 Active 79 DOM
15. 2026-05-31
    days on market $389,900 Active 78 DOM
16. 2026-05-30
    days on market $389,900 Active 77 DOM
17. 2026-05-12
    listed $2,500
18. 2026-05-01
    price $389,900
19. 2026-03-29
    price $399,900
20. 2026-03-24
    price $408,500
21. 2026-03-14
    listed $424,900 Active
22. 2024-08-12
    soldstatus $389,000 Closed 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

23. 2024-08-12
    soldstatus $389,000

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

24. 2024-07-17
    status Pending 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

25. 2024-07-08
    price $389,000 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

26. 2024-06-26
    price $399,000 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

27. 2024-05-29
    price $405,000 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

28. 2024-05-14
    listed $425,000 Active 539-char remark

    Show marketing remark (539 chars)

    Spacious home on 3/4 acre lot in West End! 4 bedrooms plus large bonus room and office/den! Brand new LVP floors and fresh paint throughout main level. Fenced yard and privacy all around. Main level flex room has access to full bath and could be used as a bedroom or an office/den. Like new! Living room features gas fireplace, lvp floors and is open to kitchen. Kitchen features pantry and island. Screened porch overlooks fenced yard. Great layout and location in West End/West Pine school district. The dishwasher is new as of May 2024.

29. 2022-04-12
    soldstatus $379,950 Closed 555-char remark

    Show marketing remark (555 chars)

    * UNDER CONSTRUCTION - FRAMING * The Redwood Plan - 4 Bedroom/3 Bathroom with Open Plan Kitchen/Dining Room/Living Room. Master Suite is located on the Second Floor and includes Spacious Walk In Closet, Dual Sinks, Private Commode & Ample Linen Closet. Three additional Bedrooms, 16' x 19' Media/Bonus Room and Laundry Room also on Second floor. Flex Room on Main Floor. Kitchen features Designer Cabinets with Crown Molding, Granite Countertops and Ceramic Tile Backsplash. Bathrooms have Quartz Countertops. Estimated completion early April 2022.

30. 2022-04-12
    soldstatus $379,950

    Show marketing remark (555 chars)

    * UNDER CONSTRUCTION - FRAMING * The Redwood Plan - 4 Bedroom/3 Bathroom with Open Plan Kitchen/Dining Room/Living Room. Master Suite is located on the Second Floor and includes Spacious Walk In Closet, Dual Sinks, Private Commode & Ample Linen Closet. Three additional Bedrooms, 16' x 19' Media/Bonus Room and Laundry Room also on Second floor. Flex Room on Main Floor. Kitchen features Designer Cabinets with Crown Molding, Granite Countertops and Ceramic Tile Backsplash. Bathrooms have Quartz Countertops. Estimated completion early April 2022.

31. 2022-01-04
    historical 555-char remark

    Show marketing remark (555 chars)

    * UNDER CONSTRUCTION - FRAMING * The Redwood Plan - 4 Bedroom/3 Bathroom with Open Plan Kitchen/Dining Room/Living Room. Master Suite is located on the Second Floor and includes Spacious Walk In Closet, Dual Sinks, Private Commode & Ample Linen Closet. Three additional Bedrooms, 16' x 19' Media/Bonus Room and Laundry Room also on Second floor. Flex Room on Main Floor. Kitchen features Designer Cabinets with Crown Molding, Granite Countertops and Ceramic Tile Backsplash. Bathrooms have Quartz Countertops. Estimated completion early April 2022.

32. 2021-11-01
    listed $379,950
33. 2021-10-08
    listed $379,950 555-char remark

    Show marketing remark (555 chars)

    * UNDER CONSTRUCTION - FRAMING * The Redwood Plan - 4 Bedroom/3 Bathroom with Open Plan Kitchen/Dining Room/Living Room. Master Suite is located on the Second Floor and includes Spacious Walk In Closet, Dual Sinks, Private Commode & Ample Linen Closet. Three additional Bedrooms, 16' x 19' Media/Bonus Room and Laundry Room also on Second floor. Flex Room on Main Floor. Kitchen features Designer Cabinets with Crown Molding, Granite Countertops and Ceramic Tile Backsplash. Bathrooms have Quartz Countertops. Estimated completion early April 2022.

34. 2021-07-08
    soldstatus $40,000
35. 2021-05-19
    listed $40,000

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $3,197 · $266/mo
• Expected delta: +$1,443/yr (+$120/mo · 82.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,968
• − Mortgage interest: −$21,840
• − Property taxes: −$1,754
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$11,343
• Taxable loss: −$8,354
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $600/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: Moore County Schools
• NCES district ID: 3703090
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,333
• Composite: 43.63/100
• National rank: #2967
• State rank: #58 of 178 in NC

Livability — Seven Lakes

• Score: 72/100
• State rank: #91
• US rank: #6124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,693

Population outlook (Moore County) Hauer SSP2

• Today (2025): 106,902 people
• By 2030: 113,134 · +5.8%
• By 2040: 125,682 · +17.6%
• By 2050: 137,811 · +28.9%
• By 2075: 164,387 · +53.8%
• By 2100: 175,595 · +64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Moore

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -21.4pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+27.4 2016: R+29.6 2012: R+28.1 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 177.4703
• Rent YoY: —
• Metro: —
• 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

-93.8% since first listed

19 events — show timeline

• 2026-05-12 Listed for Rent $2,500 NCRMLS
• 2026-05-01 Price Changed $389,900 Hive MLS
• 2026-03-29 Price Changed $399,900 Hive MLS
• 2026-03-24 Price Changed $408,500 Hive MLS
• 2026-03-14 Listed $424,900 Hive MLS
• 2024-08-12 Sold (Public Records) $389,000 Public Records
• 2024-08-12 Sold (MLS) $389,000 Hive MLS
• 2024-07-17 Pending — Hive MLS
• 2024-07-08 Price Changed $389,000 Hive MLS
• 2024-06-26 Price Changed $399,000 Hive MLS
• 2024-05-29 Price Changed $405,000 Hive MLS
• 2024-05-14 Listed $425,000 Hive MLS
• 2022-04-12 Sold (MLS) $379,950 LPRMLS
• 2022-04-12 Sold (MLS) $379,950 Hive MLS
• 2022-01-04 Listing Removed — Hive MLS
• 2021-11-01 Listed $379,950 LPRMLS
• 2021-10-08 Listed $379,950 Hive MLS
• 2021-07-08 Sold (MLS) $40,000 Hive MLS
• 2021-05-19 Listed $40,000 Hive MLS

Property tax history

+71.2%/yr

Latest (2024): $1,754 · -4.4% YoY. Source: county tax records.