950 Stewarts Creek Dr #5 · Fayetteville, NC 28314

$80,000

2 bd · 3.0 ba · 1,156 sqft · Condo public records · 690 Days on market

Built 1990 $180/mo HOA · 15% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Stewarts Creek - 2 Bedrooms, 2 Full Bath Condo, living room w/ fireplace, living room/ dining room combo, carpet/vinyl floors, range, dishwasher, balcony, Community Amenities. * * * No FHA Loans * * *

Key facts

• Balcony
• Community amenities
• $180 HOA

Tags

• FIREPLACE IN LIVING ROOM
• BALCONY
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Located in the STEWARTS CK subdivision
• HOA & community: HOA with a monthly fee of $180.18

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Frame construction
• Construction: Frame construction
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Factory-built fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Benjamin J Martin Elementary (math 17% / reading 21%, grade F, #1,269 of 1,410 statewide, top 91%, 537 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 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 24d 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 690 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 690 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,014
• Equity at exit: $11,928

10-year hold

• IRR: 14.3%
• Equity multiple: 2.16×
• Total profit: $25,979
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$420
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$33
• HOA: −$180
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $263

Break-even live

Break-even rent $850

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $308	-5% $286	+0% $263	+5% $240	+10% $218
Rent	-10% $170	-5% $216	+0% $263	+5% $310	+10% $357
Rate	-1.0pp $303	-0.5pp $283	base $263	+0.5pp $242	+1.0pp $221

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.07mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.07mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	24d	1	0.08mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	14d	1	0.08mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	24d	1	0.12mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	0.16mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	0.16mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	0.16mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	0.18mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	0.18mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	14d	1	0.23mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	14d	1	0.29mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	21d	1	0.30mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	0.34mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	0.40mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	0.44mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.45mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	14d	1	0.46mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	14d	1	0.57mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	0.63mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	14d	1	0.69mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	14d	1	0.73mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	14d	18	0.75mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	14d	1	0.79mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.85mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	14d	2	0.89mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.93mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	14d	3	0.93mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	14d	46	0.94mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.95mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	14d	1	0.96mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	0.98mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	1.09mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	1.11mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	1.11mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	1.12mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	1.14mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	1.26mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	14d	61	1.27mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	1.33mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 690 DOM
2. 2026-06-17
   days on market $80,000 Active 689 DOM
3. 2026-06-16
   days on market $80,000 Active 688 DOM
4. 2026-06-15
   days on market $80,000 Active 687 DOM
5. 2026-06-14
   days on market $80,000 Active 685 DOM
6. 2026-06-13
   days on market $80,000 Active 684 DOM
7. 2026-06-10
   days on market $80,000 Active 682 DOM
8. 2026-06-09
   days on market $80,000 Active 681 DOM
9. 2026-06-08
   days on market $80,000 Active 680 DOM
10. 2026-06-07
    days on market $80,000 Active 679 DOM
11. 2026-06-03
    days on market $80,000 Active 675 DOM
12. 2026-06-02
    days on market $80,000 Active 674 DOM
13. 2026-06-01
    days on market $80,000 Active 673 DOM
14. 2026-05-31
    days on market $80,000 Active 672 DOM
15. 2026-05-30
    days on market $80,000 Active 671 DOM
16. 2026-04-23
    price $80,000
17. 2025-07-23
    status Active
18. 2025-06-15
    status Pending
19. 2025-03-01
    price $98,000
20. 2024-08-14
    price $105,000
21. 2024-06-21
    listed $110,000 Active
22. 1997-05-30
    soldstatus $61,000
23. 1991-03-19
    soldstatus $58,000

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$197/yr (+$16/mo · 42.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $14,190
• − Mortgage interest: −$4,481
• − Property taxes: −$459
• − Insurance: −$400
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − HOA: −$2,160
• − Depreciation: −$2,327
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,655/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

+37.9% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $80,000 LPRMLS
• 2025-07-23 Relisted — LPRMLS
• 2025-06-15 Pending — LPRMLS
• 2025-03-01 Price Changed $98,000 LPRMLS
• 2024-08-14 Price Changed $105,000 LPRMLS
• 2024-06-21 Listed $110,000 LPRMLS
• 1997-05-30 Sold (Public Records) $61,000 Public Records
• 1991-03-19 Sold (Public Records) $58,000 Public Records

Property tax history

-10.5%/yr

Latest (2019): $459 · +0.0% YoY. Source: county tax records.