4915 Rosehill Rd · Fayetteville, NC 28311

$110,000

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 69 Days on market

Built 1973 0.27 ac lot Est $212k · 48% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming brick ranch situated on a spacious, tree-lined lot in an established Fayetteville neighborhood. This single-level home offers a functional layout with comfortable living spaces and great potential for customization. The living area flows into the kitchen and dining space, creating an easy everyday layout. Bedrooms are well-sized, and the home includes multiple bathrooms for added convenience. Outside, the property features a generous yard with mature trees, providing privacy and room to enjoy outdoor activities, gardening, or pets. The attached garage and extended driveway offer ample parking and storage options. Conveniently located near shopping, dining, schools, and major roadwa

Key facts

• Generous yard
• Spacious lot
• Tree-lined lot

Tags

• BRICK RANCH
• SPACIOUS LOT
• TREE-LINED LOT
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 362 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $110k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.35% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $211,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Kellam Cir	0.26mi	4/1.5 (+1)	1,271 (+2%)	2mo	$209,000	$164	76
595 Sheringham Dr	0.19mi	3/2.0	1,149 (-8%)	4mo	$200,000	$174	74
4414 Cameo Ct	0.61mi	3/2.0	1,244 (-0%)	4mo	$212,000	$170	68
652 Dowfield Dr	0.74mi	3/2.0	1,258 (+1%)	1mo	$208,000	$165	63
328 Cadmium Ct	0.70mi	3/2.0	1,262 (+1%)	5mo	$215,000	$170	62
725 Mosswood Ln	0.44mi	3/2.0	1,105 (-11%)	2mo	$210,000	$190	59
5073 Linton Hall Rd	0.57mi	3/2.5	1,375 (+10%)	2mo	$239,900	$174	52
319 Nugget Ct	0.62mi	3/1.5	1,132 (-9%)	2mo	$195,000	$172	52
698 Dowfield Dr	0.60mi	3/2.0	1,111 (-11%)	3mo	$128,000	$115	51
5123 Chesapeake Rd	0.67mi	3/2.0	1,392 (+12%)	2mo	$166,500	$120	47
780 Joefield Dr	0.75mi	3/2.0	1,405 (+13%)	2mo	$228,000	$162	43
683 Dowfield Dr	0.66mi	3/2.0	1,066 (-14%)	3mo	$175,999	$165	42

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,891
• Equity at exit: $16,401

10-year hold

• IRR: 14.3%
• Equity multiple: 2.14×
• Total profit: $35,039
• Equity at exit: $9,511

Cash invested: $30,800 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 362
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$577
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $376

Break-even live

Break-even rent $1,008

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $438	-5% $407	+0% $376	+5% $345	+10% $314
Rent	-10% $259	-5% $317	+0% $376	+5% $434	+10% $493
Rate	-1.0pp $431	-0.5pp $404	base $376	+0.5pp $347	+1.0pp $318

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	24d	1	0.10mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	14d	9	0.13mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	24d	1	0.30mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	24d	1	0.38mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	22d	1	0.38mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	24d	1	0.38mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	14d	13	0.41mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	24d	1	0.44mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	24d	1	0.47mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	14d	1	0.62mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	0.68mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	14d	9	0.78mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	24d	3	0.78mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	14d	1	0.81mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	24d	1	0.84mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	0.84mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	14d	1	0.99mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	24d	1	1.04mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	14d	1	1.05mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	14d	49	1.06mi
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	14d	1	1.17mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	1.24mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	1.25mi
5418 Hampton Rd Fayetteville, NC	3.0	2.0	1400	$1,550	$1.11	24d	1	1.35mi
362 Bubble Creek Ct Fayetteville, NC	2.0	2.0	1254	$1,250	$1.00	24d	1	1.36mi
380 Bubble Creek Ct #8 Fayetteville, NC	3.0	2.0	1477	$1,300	$0.88	24d	1	1.38mi
342 Bubble Creek Ct #1 Fayetteville, NC	2.0	2.0	1300	$1,350	$1.04	14d	1	1.40mi
226 Tallstone Dr Fayetteville, NC	1.0–2.0	1.0–2.0	920	$1,339	$1.46	14d	16	1.42mi
330 Bubble Creek Ct Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	24d	1	1.45mi
206 Villa Dr Fayetteville, NC	2.0	2.0	988	$1,250	$1.27	24d	1	1.46mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	1.47mi

Listing history 10 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   price $110,000
3. 2026-04-06
   status Active
4. 2026-03-20
   price $130,000
5. 2026-03-19
   price $150,000
6. 2026-03-15
   price $172,900
7. 2026-03-13
   price $182,500
8. 2026-03-10
   price $192,500
9. 2026-01-23
   listed $195,000 Active
10. 1992-12-30
    soldstatus $24,500

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $17,805
• − Mortgage interest: −$6,162
• − Property taxes: −$2,083
• − Insurance: −$550
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,200
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,800/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+349.0% since first listed

10 events — show timeline

• 2026-04-15 Pending — LPRMLS
• 2026-04-07 Price Changed $110,000 LPRMLS
• 2026-04-06 Relisted — LPRMLS
• 2026-03-20 Price Changed $130,000 LPRMLS
• 2026-03-19 Price Changed $150,000 LPRMLS
• 2026-03-15 Price Changed $172,900 LPRMLS
• 2026-03-13 Price Changed $182,500 LPRMLS
• 2026-03-10 Price Changed $192,500 LPRMLS
• 2026-01-23 Listed $195,000 LPRMLS
• 1992-12-30 Sold (Public Records) $24,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,083 · +54.7% YoY. Source: county tax records.