3392 Galleria Dr #13 · Fayetteville, NC 28303

$123,900

3 bd · 3.0 ba · 1,330 sqft · Condo public records · 161 Days on market

Built 1994 $192/mo HOA · 13% of rent

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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
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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 MLS

Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

Key facts

• Recent updates
• Updated
• New ceiling fans

Tags

• MOVE IN READY
• UPDATED
• NEW FRESH INTERIOR PAINT
• NEW CEILING FANS
• RECENT UPDATES
• LVP FLOORING

Property features AI

Finance

• Other: Association-managed community; Private maintained road
• HOA & community: Association (monthly fee $175); Association amenities include clubhouse, landscaping, pool, tennis courts, and trash service; Association fee covers grounds maintenance and trash

Exterior

• Parking: Three open parking spaces on asphalt (common parking)
• Utilities: Public water; Public sewer
• Home design: One-level unit; Condominium / other structure type; Unit number 13; Zoning: MR5
• Construction: Vinyl siding; Other foundation; See remarks roof
• Exterior features: Covered porch; Patio; Balcony; Association outdoor in-ground pool

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Gas cooling
• Interior features: Updated/remodeled condition; Fireplace in the family room; Balcony
• Laundry & utility: In-unit laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 31 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).
• This rent runs 31% of the median local income ($58k/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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $124k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $109,032 (12.0% 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 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. 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 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,344
• Equity at exit: $18,474

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $14,570
• Equity at exit: $10,713

Cash invested: $34,692 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$650
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$52
• HOA: −$192
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $230

Break-even live

Break-even rent $1,193

Max offer price $123,900

Occupancy floor 80%

Sensitivity live

Price	-10% $300	-5% $265	+0% $230	+5% $195	+10% $160
Rent	-10% $113	-5% $171	+0% $230	+5% $289	+10% $347
Rate	-1.0pp $292	-0.5pp $261	base $230	+0.5pp $198	+1.0pp $165

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	0.03mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	14d	9	0.27mi
1712 Scampton Dr Unit NA Fayetteville, NC	3.0	2.0	1814	$1,900	$1.05	14d	1	0.29mi
1712 Scampton Dr Fayetteville, NC	3.0	1.5	1814	$2,000	$1.10	24d	1	0.29mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	0.31mi
3527 Scottywood Dr Fayetteville, NC	4.0	2.0	1454	$1,775	$1.22	24d	1	0.32mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	14d	1	0.33mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.36mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	0.36mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.40mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	0.41mi
853 Shannon Dr Fayetteville, NC	3.0	1.5	1820	$1,650	$0.91	24d	1	0.49mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	0.51mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.56mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	24d	1	0.60mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.61mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.61mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	24d	1	0.65mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	24d	1	0.66mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	14d	1	0.68mi
3618 Sugar Cane Cir Fayetteville, NC	3.0	2.0	1596	$1,900	$1.19	24d	1	0.92mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	24d	1	1.02mi
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	24d	1	1.08mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	14d	58	1.19mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	14d	19	1.23mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	1.33mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	14d	1	1.40mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.44mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	14d	1	1.44mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.44mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	24d	1	1.45mi

HOA detail condo

• Monthly dues: $192 · $2,304/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $123,900 Active 161 DOM
2. 2026-06-17
   days on market $123,900 Active 160 DOM
3. 2026-06-16
   days on market $123,900 Active 159 DOM
4. 2026-06-15
   days on market $123,900 Active 158 DOM
5. 2026-06-14
   days on market $123,900 Active 156 DOM
6. 2026-06-13
   days on market $123,900 Active 155 DOM
7. 2026-06-10
   days on market $123,900 Active 153 DOM
8. 2026-06-09
   pricedays on market $123,900 Active 152 DOM
9. 2026-06-08
   days on market $124,000 Active 151 DOM
10. 2026-06-07
    days on market $124,000 Active 150 DOM
11. 2026-06-03
    days on market $124,000 Active 146 DOM
12. 2026-06-02
    days on market $124,000 Active 145 DOM
13. 2026-06-01
    days on market $124,000 Active 144 DOM
14. 2026-05-31
    days on market $124,000 Active 143 DOM
15. 2026-05-30
    days on market $124,000 Active 142 DOM
16. 2026-05-18
    price $124,000 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

17. 2026-05-18
    price $124,000

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

18. 2026-05-07
    price $127,000 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

19. 2026-05-06
    price $127,000
20. 2026-04-09
    price $129,900 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

21. 2026-04-09
    price $129,900

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

22. 2026-03-26
    status Active 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

23. 2026-03-26
    historical 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

24. 2026-03-22
    price $134,900 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

25. 2026-03-22
    price $134,900

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

26. 2026-03-17
    status Active 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

27. 2026-03-08
    historical 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

28. 2026-03-03
    price $139,900 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

29. 2026-03-03
    price $139,900

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

30. 2026-01-08
    listed $144,900 Active 860-char remark

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

31. 2026-01-08
    listed $144,900 Active

    Show marketing remark (860 chars)

    Enjoy this MOVE IN READY home. SPACIOUS AND UPDATED 3 bed/2 bath condo in SUPERB location CONVENIENT to Ft Bragg, Simmons AFB, Methodist University, prime shopping and dining. RARE LARGE 3 bedroom, 2 bathroom condo has a split bedroom plan and features NEW fresh, INTERIOR PAINT and NEW CEILING FANS in bedrooms. Other RECENT UPDATES include CARPET, LVP FLOORING, STAINLESS STOVE/DISHWASHER, COUNTERTOPS, CEILIING FAN IN LIVING ROOM, some LIGHT FIXTURES, and modern ELECTRIC FIREPLACE with remote control. COVERED BALCONY, open, flowing living area, and a sunny kitchen. Master bedroom has TONS OF STORAGE with two closets. Master bath ensuite has dual sinks, separate water closet for commode, LUXURIOUS GARDEN TUB to soak in, and linen closet. Community features pool, tennis courts, and clubhouse. ALL APPLIANCES CONVEY! TONS OF PARKING and SCENIC LOCATION.

32. 2025-12-03
    historical
33. 2025-08-03
    listed $139,900 Active
34. 2025-07-16
    historical
35. 2025-06-26
    price $139,900
36. 2025-06-05
    price $146,500
37. 2025-04-29
    price $149,500
38. 2025-04-13
    listed $152,500 Active
39. 2021-03-26
    soldstatus $55,000
40. 2021-03-11
    listed $53,000
41. 1999-10-27
    soldstatus $76,000

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$428/yr (+$36/mo · 72.9%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $17,806
• − Mortgage interest: −$6,940
• − Property taxes: −$588
• − Insurance: −$620
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$2,304
• − Depreciation: −$3,604
• Taxable income: $902
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,543/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+63.2% since first listed

26 events — show timeline

• 2026-05-18 Price Changed $124,000 Hive MLS
• 2026-05-18 Price Changed $124,000 TMLS
• 2026-05-07 Price Changed $127,000 Hive MLS
• 2026-05-06 Price Changed $127,000 TMLS
• 2026-04-09 Price Changed $129,900 Hive MLS
• 2026-04-09 Price Changed $129,900 TMLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-22 Price Changed $134,900 Hive MLS
• 2026-03-22 Price Changed $134,900 TMLS
• 2026-03-17 Relisted — Hive MLS
• 2026-03-08 Listing Removed — Hive MLS
• 2026-03-03 Price Changed $139,900 Hive MLS
• 2026-03-03 Price Changed $139,900 TMLS
• 2026-01-08 Listed $144,900 TMLS
• 2026-01-08 Listed $144,900 Hive MLS
• 2025-12-03 Listing Removed — TMLS
• 2025-08-03 Listed $139,900 TMLS
• 2025-07-16 Listing Removed — TMLS
• 2025-06-26 Price Changed $139,900 TMLS
• 2025-06-05 Price Changed $146,500 TMLS
• 2025-04-29 Price Changed $149,500 TMLS
• 2025-04-13 Listed $152,500 TMLS
• 2021-03-26 Sold (MLS) $55,000 LPRMLS
• 2021-03-11 Listed $53,000 LPRMLS
• 1999-10-27 Sold (Public Records) $76,000 Public Records

Property tax history

-12.4%/yr

Latest (2019): $588 · +0.0% YoY. Source: county tax records.