800 Bramblegate Rd · Hope Mills, NC 28348

$263,000

4 bd · 3.0 ba · 1,839 sqft · SingleFamily public records · 43 Days on market

Built 2003 9,583 sqft lot Est $285k · 8% under

---

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 +13.7/30.0
• ARV discount +11.0/15.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your new home awaits!! This beautiful ranch style home features 4 bedrooms and 2 full bath with an open floor plan. The kitchen boasts stainless appliances, tile flooring, and ample counter space. The primary bedroom is great size with trey ceiling, a large walk in closet, dual vanity, and garden tub. The secondary bedrooms have great closet space! Enjoy the large fence back yard with a patio and pergola. Don't miss this one!

Key facts

• Generous yard
• Ample cabinet space
• 9,583 sq ft lot

Tags

• AMPLE CABINET SPACE
• GENEROUS YARD
• EASY ACCESS TO FAYETTEVILLE

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Located in the WORTHINGTON subdivision
• Construction: Brick veneer exterior
• Exterior features: Patio; Fenced backyard; Cleared, interior lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans
• Interior features: Tray ceilings, cathedral and vaulted ceilings, and coffered ceilings; Ceiling fans throughout; Double vanity; Entrance foyer; Eat-in kitchen; Laminate counters; Walk-in closets; Window coverings and blinds; Factory-built fireplace
• 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 $263k.

Deal economics

• At list price, monthly cash flow is $21 ($252/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 $212k (19.3% below list).
• Recommended offer: $212k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 82% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 318 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: severe wind risk, 80% 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 $212,198 (19.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $285,045
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4422 Rose Meadow Dr	0.11mi	3/2.5 (-1)	1,759 (-4%)	3mo	$289,999	$165	78
715 Bent Creek Dr	0.29mi	4/2.5	1,774 (-4%)	2mo	$255,000	$144	77
1009 Bramblegate Rd	0.21mi	3/2.5 (-1)	1,866 (+2%)	5mo	$290,000	$155	77
4315 Colville Ct	0.11mi	3/2.5 (-1)	1,750 (-5%)	6mo	$259,900	$149	74
817 Bramblegate Rd	0.06mi	3/2.0 (-1)	1,711 (-7%)	3mo	$259,000	$151	74
800 Bramblegate Rd	0.00mi	4/2.0	1,592 (-13%)	1mo	$257,000	$161	73
704 Fairbluff Dr	0.29mi	3/2.5 (-1)	1,922 (+4%)	1mo	$291,000	$151	71
5013 Miranda Dr	0.40mi	4/2.0	1,761 (-4%)	6mo	$285,000	$162	65
5209 Miranda Dr	0.19mi	3/2.0 (-1)	1,604 (-13%)	1mo	$270,000	$168	60
4832 Miranda Dr	0.43mi	4/2.0	2,045 (+11%)	6mo	$290,000	$142	53
625 Creedmoore Cir	0.56mi	3/2.0 (-1)	1,674 (-9%)	2mo	$264,500	$158	48
3108 High Plains Dr	0.70mi	4/2.5	2,103 (+14%)	7mo	$227,000	$108	36

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-38,580
• Equity at exit: $39,214

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-20,491
• Equity at exit: $22,739

Cash invested: $73,640 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 318
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $21

Break-even live

Break-even rent $2,095

Max offer price $263,000

Occupancy floor 94%

Sensitivity live

Price	-10% $170	-5% $95	+0% $21	+5% $-53	+10% $-128
Rent	-10% $-147	-5% $-63	+0% $21	+5% $105	+10% $189
Rate	-1.0pp $153	-0.5pp $88	base $21	+0.5pp $-47	+1.0pp $-116

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5340 Miranda Dr Hope Mills, NC	4.0	2.5	1954	$1,900	$0.97	24d	1	0.33mi
2935 High Plains Dr Hope Mills, NC	4.0	2.5	1937	$1,900	$0.98	15d	1	0.84mi
3718 Pioneer Dr Hope Mills, NC	3.0	2.0	1511	$1,290	$0.85	24d	1	1.04mi
3640 Ambition Rd Fayetteville, NC	4.0	2.5	1990	$1,995	$1.00	15d	1	1.22mi
3704 Stone St Hope Mills, NC	4.0	2.5	2541	$2,195	$0.86	24d	1	1.27mi
2634 Indian Wells Ct Hope Mills, NC	4.0	2.5	1932	$2,100	$1.09	15d	1	1.36mi
2616 Indian Wells Ct Hope Mills, NC	4.0	2.5	2181	$2,150	$0.99	15d	1	1.39mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	15d	20	1.49mi

Listing history 14 events

1. 2026-05-02
   status Pending
2. 2026-04-22
   price $263,000
3. 2026-03-19
   listed $266,000 Active
4. 2024-03-08
   soldstatus $244,000
5. 2024-03-07
   soldstatus $244,000 Closed 431-char remark

   Show marketing remark (431 chars)

   Your new home awaits!! This beautiful ranch style home features 4 bedrooms and 2 full bath with an open floor plan. The kitchen boasts stainless appliances, tile flooring, and ample counter space. The primary bedroom is great size with trey ceiling, a large walk in closet, dual vanity, and garden tub. The secondary bedrooms have great closet space! Enjoy the large fence back yard with a patio and pergola. Don't miss this one!

6. 2024-02-09
   status Pending 431-char remark

   Show marketing remark (431 chars)

   Your new home awaits!! This beautiful ranch style home features 4 bedrooms and 2 full bath with an open floor plan. The kitchen boasts stainless appliances, tile flooring, and ample counter space. The primary bedroom is great size with trey ceiling, a large walk in closet, dual vanity, and garden tub. The secondary bedrooms have great closet space! Enjoy the large fence back yard with a patio and pergola. Don't miss this one!

7. 2024-02-07
   listed $242,000 Active 431-char remark

   Show marketing remark (431 chars)

   Your new home awaits!! This beautiful ranch style home features 4 bedrooms and 2 full bath with an open floor plan. The kitchen boasts stainless appliances, tile flooring, and ample counter space. The primary bedroom is great size with trey ceiling, a large walk in closet, dual vanity, and garden tub. The secondary bedrooms have great closet space! Enjoy the large fence back yard with a patio and pergola. Don't miss this one!

8. 2019-07-22
   soldstatus $147,500 466-char remark

   Show marketing remark (466 chars)

   Looking for a great price on a Nice home in the Southview School district? The home features 4 bedroom,2 bathrooms, great room with vaulted ceiling and fireplace, kitchen w/appliances and lots of space for cooking. Large master bedroom w/trey ceiling, glamour master bathroom that features dual sinks, garden tub, separate shower. Privacy fenced backyard.Home comes with a 1 year home warranty. Schedule your private viewing today! (Paint, fence, carpet in progress)

9. 2019-07-22
   soldstatus $147,500

   Show marketing remark (466 chars)

   Looking for a great price on a Nice home in the Southview School district? The home features 4 bedroom,2 bathrooms, great room with vaulted ceiling and fireplace, kitchen w/appliances and lots of space for cooking. Large master bedroom w/trey ceiling, glamour master bathroom that features dual sinks, garden tub, separate shower. Privacy fenced backyard.Home comes with a 1 year home warranty. Schedule your private viewing today! (Paint, fence, carpet in progress)

10. 2019-04-26
    listed $149,900 466-char remark

    Show marketing remark (466 chars)

    Looking for a great price on a Nice home in the Southview School district? The home features 4 bedroom,2 bathrooms, great room with vaulted ceiling and fireplace, kitchen w/appliances and lots of space for cooking. Large master bedroom w/trey ceiling, glamour master bathroom that features dual sinks, garden tub, separate shower. Privacy fenced backyard.Home comes with a 1 year home warranty. Schedule your private viewing today! (Paint, fence, carpet in progress)

11. 2019-04-26
    listed $149,900

    Show marketing remark (466 chars)

    Looking for a great price on a Nice home in the Southview School district? The home features 4 bedroom,2 bathrooms, great room with vaulted ceiling and fireplace, kitchen w/appliances and lots of space for cooking. Large master bedroom w/trey ceiling, glamour master bathroom that features dual sinks, garden tub, separate shower. Privacy fenced backyard.Home comes with a 1 year home warranty. Schedule your private viewing today! (Paint, fence, carpet in progress)

12. 2018-04-09
    listed $142,500
13. 2007-10-24
    soldstatus $149,500
14. 2006-07-21
    soldstatus $72,500

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$157/yr (+$13/mo · 7.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,464
• − Mortgage interest: −$14,732
• − Property taxes: −$1,999
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$7,651
• Taxable loss: −$4,307
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $1,286/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+262.8% since first listed

14 events — show timeline

• 2026-05-02 Pending — LPRMLS
• 2026-04-22 Price Changed $263,000 LPRMLS
• 2026-03-19 Listed $266,000 LPRMLS
• 2024-03-08 Sold (Public Records) $244,000 Public Records
• 2024-03-07 Sold (MLS) $244,000 LPRMLS
• 2024-02-09 Pending — LPRMLS
• 2024-02-07 Listed $242,000 LPRMLS
• 2019-07-22 Sold (MLS) $147,500 LPRMLS
• 2019-07-22 Sold (MLS) $147,500 TMLS
• 2019-04-26 Listed $149,900 LPRMLS
• 2019-04-26 Listed $149,900 TMLS
• 2018-04-09 Listed $142,500 LPRMLS
• 2007-10-24 Sold (Public Records) $149,500 Public Records
• 2006-07-21 Sold (Public Records) $72,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,999 · +21.7% YoY. Source: county tax records.