805 S 11th St · Lillington, NC 27546

$219,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 161 Days on market

Built 1936 5,663 sqft lot Est $354k · 38% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

Key facts

• Rental potential
• Flexible layout
• Conveniently located

Tags

• FLEXIBLE LAYOUT
• MULTI-GENERATIONAL LIVING
• RENTAL POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Publicly maintained paved roads; City street and state road frontage; Property in Harnett County
• HOA & community: No association

Exterior

• Parking: 3 open parking spaces; Direct access parking and on-street parking available
• Utilities: Community water; Community sewer; Cable available and connected; Electricity available and connected; Natural gas available; Phone available and connected; Water connected; Sewer connected
• Home design: Site-built home; One-and-a-half story
• Construction: Aluminum siding and vinyl siding; Shingle roof; Brick/mortar and other foundation
• Exterior features: Front porch; Fenced yard with full chain link fencing (front and back); Shed(s) on property; Cleared and grassed vegetation

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Oven; Range; Refrigerator; Stainless steel appliances; Exhaust fan
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level
• Flooring: Carpet; Plank flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Floor furnace heating; Central air; Ceiling fans for cooling; Wall/window unit(s)
• Interior features: Ceiling fans; Chandelier; Kitchen/dining room combination; Living/dining room combination; Pantry; Tile countertops; Storm door(s)
• Laundry & utility: Washer/Dryer included; Laundry room on main level; Washer hookup; Electric dryer hookup; Laundry sink; Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $79 ($944/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 $177k (19.0% below list).
• Recommended offer: $177k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in Lillington — 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 71/100 on livability (#101 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, 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: Lillington-Shawtown Elementary (math 23% / reading 30%, grade F, #1,073 of 1,410 statewide, top 77%, 694 students, 100% 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 73% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 829 active listings in the ZIP; 2,080 units permitted in Harnett County in 2024 (12 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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.
• 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 161 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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.
• Current owner paid $85k; list at $219k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $177,430 (19.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.81% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $354,240
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 W Killiegrey St	0.22mi	3/2.0 (-1)	2,100 (-3%)	8mo	$265,000	$126	74
305 W Old Rd	0.45mi	3/2.0 (-1)	2,208 (+2%)	11mo	$310,000	$140	61
1310 S 8th St	0.43mi	3/2.0 (-1)	2,088 (-3%)	13mo	$342,000	$164	59
11 W Mcneill St	0.42mi	4/2.0	2,327 (+8%)	14mo	$300,000	$129	56
48 Rolling Waters Ct	0.59mi	4/2.0	2,103 (-3%)	22mo	$339,000	$161	49
410 E Mcneill St	0.74mi	4/3.0	2,088 (-3%)	13mo	$295,000	$141	45
49 Parkside Dr	0.64mi	4/2.0	1,922 (-11%)	10mo	$335,000	$174	44
11 Woodwater Cir	0.68mi	3/2.0 (-1)	2,001 (-7%)	12mo	$355,000	$177	41
272 Woodwater Cir	0.60mi	4/2.0	1,927 (-11%)	16mo	$348,000	$181	40
78 Falls Of The Cape Dr	0.68mi	4/2.0	1,902 (-12%)	10mo	$350,000	$184	40
1202 S Main St	0.39mi	3/2.0 (-1)	1,897 (-12%)	23mo	$330,000	$174	37

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-30,568
• Equity at exit: $32,654

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-20,534
• Equity at exit: $18,935

Cash invested: $61,320 (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 27546

• Home prices YoY: -14.4%
• Active inventory: 829
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $79

Break-even live

Break-even rent $1,675

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $203	-5% $141	+0% $79	+5% $17	+10% $-45
Rent	-10% $-62	-5% $9	+0% $79	+5% $149	+10% $219
Rate	-1.0pp $189	-0.5pp $134	base $79	+0.5pp $22	+1.0pp $-36

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $219,000 Active 161 DOM
2. 2026-06-17
   days on market $219,000 Active 160 DOM
3. 2026-06-16
   days on market $219,000 Active 159 DOM
4. 2026-06-15
   days on market $219,000 Active 158 DOM
5. 2026-06-14
   days on market $219,000 Active 156 DOM
6. 2026-06-10
   days on market $219,000 Active 153 DOM
7. 2026-06-09
   days on market $219,000 Active 152 DOM
8. 2026-06-08
   days on market $219,000 Active 151 DOM
9. 2026-06-07
   days on market $219,000 Active 150 DOM
10. 2026-06-05
    days on market $219,000 Active 147 DOM
11. 2026-06-03
    days on market $219,000 Active 146 DOM
12. 2026-06-02
    days on market $219,000 Active 145 DOM
13. 2026-06-01
    days on market $219,000 Active 144 DOM
14. 2026-05-31
    days on market $219,000 Active 143 DOM
15. 2026-05-30
    days on market $219,000 Active 142 DOM
16. 2026-01-08
    listed $219,000 Active
17. 2025-12-11
    historical
18. 2025-10-05
    price $240,000
19. 2025-09-12
    price $245,000
20. 2025-07-20
    price $249,000
21. 2025-05-25
    price $259,000
22. 2025-05-16
    price $74,900 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

23. 2025-03-25
    price $274,997
24. 2025-03-06
    listed $287,500 Active
25. 2019-07-18
    soldstatus $85,000
26. 2019-07-18
    soldstatus $85,000
27. 2019-07-18
    soldstatus $85,000
28. 2019-07-18
    soldstatus $85,000
29. 2019-03-29
    listed $96,500
30. 2019-03-29
    listed $96,500
31. 2019-03-29
    listed $96,500
32. 2010-05-19
    historical
33. 2009-12-01
    listed $85,000
34. 2005-10-15
    historical
35. 2005-05-09
    listed $84,900
36. 2000-04-20
    price $390,000 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

37. 2000-04-20
    soldstatus $76,900 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

38. 2000-04-20
    soldstatus $76,900 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

39. 1999-10-13
    listed $74,900 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

40. 1999-10-13
    listed $74,900 399-char remark

    Show marketing remark (399 chars)

    DEAL OF THE CENTURY! GAS PACK HEAT & CENTRAL AIR ON 1ST FLOOR. MODERN KIT. FAMILY ROOM WAS ORIGINALLY A BEDROOM BUT DOESN'T HAVE CLOSET. FREE-STANDING TUB, CRYSTAL & BRASS DOORKNOBS, BIG FRONT PORCH, AND ENCLOSED BACK PORCH! SECOND FLOOR HAS BASEBOARD HEAT & WINDOW UNIT AIR & CAN BE SHUT OFF FROM 1ST FLOOR. REFRIGERATOR, WASHER, DRYER & WIRED STORAGE BUILDING CONVEY.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$796/yr (+$66/mo · 79.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $21,292
• − Mortgage interest: −$12,267
• − Property taxes: −$1,000
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,371
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,627/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 — Lillington

• Score: 71/100
• State rank: #101
• US rank: #6653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lillington, NC
• County: Harnett County · 125,715 people
• City population: 21,419
• Metro: Fayetteville, NC
• Population (ZIP): 21,419
• Household income: $66,746
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 642.0

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 0.55)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 14% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -33.35%
• Current HPI: 198.2885
• 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

+192.4% since first listed

25 events — show timeline

• 2026-01-08 Listed $219,000 TMLS
• 2025-12-11 Listing Removed — TMLS
• 2025-10-05 Price Changed $240,000 TMLS
• 2025-09-12 Price Changed $245,000 TMLS
• 2025-07-20 Price Changed $249,000 TMLS
• 2025-05-25 Price Changed $259,000 TMLS
• 2025-05-16 Price Changed $74,900 TMLS
• 2025-03-25 Price Changed $274,997 TMLS
• 2025-03-06 Listed $287,500 TMLS
• 2019-07-18 Sold (Public Records) $85,000 Public Records
• 2019-07-18 Sold (MLS) $85,000 LPRMLS
• 2019-07-18 Sold (MLS) $85,000 AMLSNC
• 2019-07-18 Sold (MLS) $85,000 TMLS
• 2019-03-29 Listed $96,500 LPRMLS
• 2019-03-29 Listed $96,500 AMLSNC
• 2019-03-29 Listed $96,500 TMLS
• 2010-05-19 Listing Removed — TMLS
• 2009-12-01 Listed $85,000 TMLS
• 2005-10-15 Listing Removed — TMLS
• 2005-05-09 Listed $84,900 TMLS
• 2000-04-20 Sold (MLS) $76,900 AMLSNC
• 2000-04-20 Sold (MLS) $76,900 TMLS
• 2000-04-20 Price Changed $390,000 TMLS
• 1999-10-13 Listed $74,900 AMLSNC
• 1999-10-13 Listed $74,900 TMLS

Property tax history

-3.1%/yr

Latest (2025): $1,000 · +0.0% YoY. Source: county tax records.