421 Libeth St · Fayetteville, NC 28314

$140,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 138 Days on market

Built 1964 Est $164k · 15% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +14.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well built older property ready for occupancy.

Key facts

• Parking
• Built 1964
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Fayetteville — 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 75/100 on livability (#45 in NC, #4,031 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Crime grade is F 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. 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: 1.07% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $164,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Leona Ave	0.15mi	3/2.0	919 (-8%)	4mo	$150,000	$163	72
6319 Lynette Cir	0.33mi	3/1.5	1,092 (+9%)	2mo	$115,000	$105	66
114 Leona Ave	0.14mi	3/1.0	1,120 (+12%)	9mo	$100,000	$89	66
545 Jennings Farm Rd	0.24mi	3/2.0	1,104 (+10%)	7mo	$208,400	$189	62
6030 Amstead Ave	0.51mi	3/1.0	1,050 (+5%)	10mo	$127,500	$121	59
604 Clifford Ave	0.38mi	3/2.0	1,120 (+12%)	3mo	$184,000	$164	56
425 Lansdowne Rd	0.49mi	3/2.0	1,051 (+5%)	12mo	$201,000	$191	54
303 Whipple Tree Ln	0.70mi	2/2.0 (-1)	1,015 (+2%)	9mo	$150,000	$148	49
1028 Crayton Cir	0.61mi	3/1.5	1,092 (+9%)	9mo	$159,700	$146	47
338 Lansdowne Rd	0.59mi	3/1.5	1,145 (+14%)	2mo	$199,500	$174	45
408 Lynhurst Dr	0.66mi	3/2.0	1,117 (+12%)	4mo	$183,500	$164	42
943 Louise Cir	0.74mi	3/2.0	1,082 (+8%)	10mo	$180,000	$166	39

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,998
• Equity at exit: $20,874

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $16,734
• Equity at exit: $12,105

Cash invested: $39,200 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $259

Break-even live

Break-even rent $1,176

Max offer price $140,000

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	14d	10	0.09mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	0.16mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	0.20mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	23d	1	0.27mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	23d	1	0.35mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	14d	1	0.37mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	23d	1	0.39mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	14d	1	0.47mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	14d	4	0.50mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	23d	12	0.56mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	14d	1	0.59mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	14d	29	0.65mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	23d	1	0.65mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	23d	1	0.75mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	23d	1	0.79mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	14d	1	0.80mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	23d	1	0.80mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	23d	1	0.80mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	0.82mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	14d	1	0.84mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	0.85mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	21d	16	0.91mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	14d	10	0.91mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	23d	1	0.92mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	23d	1	0.93mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	14d	1	0.94mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	23d	1	0.95mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	0.99mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	14d	1	1.01mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	1.08mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	14d	61	1.11mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	14d	6	1.12mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	1.17mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	23d	1	1.19mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	14d	42	1.22mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	23d	1	1.25mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	1.27mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	23d	1	1.28mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	23d	1	1.29mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	14d	9	1.31mi

Listing history 2 events

1. 2025-06-15
   status Pending
2. 2025-01-26
   listed $140,000 Active

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $18,057
• − Mortgage interest: −$7,842
• − Property taxes: −$1,642
• − Insurance: −$700
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,073
• Taxable income: $911
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,894/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Fayetteville

• Score: 75/100
• State rank: #45
• US rank: #4031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

2 events — show timeline

• 2025-06-15 Pending — LPRMLS
• 2025-01-26 Listed $140,000 LPRMLS

Property tax history

+6.3%/yr

Latest (2025): $1,642 · +47.3% YoY. Source: county tax records.