2432 Crosshill St · Eastover, NC 28312

$325,000

4 bd · 4.0 ba · 2,188 sqft · SingleFamily public records · 8 Days on market

Built 2010 Est $324k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.3/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

-TRUE 4 BEDROOM 2.5 BATH BRAND NEW HOME! MASTER SUITE IS ON 1ST FLOOR W/3 BDRMS & BONUS RM UPSTAIRS. GOURMET KITCHEN HAS CENTER ISLAND & WALK IN PANTRY. SPACIOUS GREAT RM & AMPLE STORAGE! TRUE 4 BEDROOM 2.5 BATH BRAND NEW HOME! MASTER SUITE IS ON 1ST FLOOR W/3 BDRMS & BONUS RM UPSTAIRS. GOURMET KITCHEN HAS CENTER ISLAND & WALK IN PANTRY. SPACIOUS GREAT RM & AMPLE STORAGE! CALL MARA AT 910.728.9992

Key facts

• Primary suite
• Gourmet kitchen
• Cul-de-sac

Tags

• CUL-DE-SAC
• PRIMARY SUITE
• MEDIA ROOM
• GOURMET KITCHEN
• WALK-IN PANTRY
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Vinyl siding
• Construction: Vinyl siding exterior
• Exterior features: Covered patio; Privacy fencing; Located on a cul-de-sac; Cleared, level lot

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Range
• Bedrooms: Total rooms: 7
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump with zoned heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Walk-in closets; Factory-built gas-log fireplace
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (35.4% below list).
• Recommended offer: $210k (35.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.0% in Eastover — 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 (#228 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, 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: Armstrong Elementary (math 43% / reading 40%, grade F, #673 of 1,410 statewide, top 48%, 478 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.
• Current owner paid $185k; list at $325k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.65% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $323,824
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 Crosshill St	0.10mi	4/3.5	1,977 (-10%)	5mo	$303,500	$154	73
2771 Gobbler Ln	0.20mi	3/3.0 (-1)	1,980 (-10%)	16mo	$287,000	$145	53
3352 Eastgate St	0.13mi	3/2.0 (-1)	2,000 (-9%)	22mo	$295,000	$148	48
2122 Middle Rd	0.72mi	3/2.0 (-1)	2,254 (+3%)	16mo	$325,000	$144	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $153,941
• Equity at exit: $292,786

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $471,169
• Equity at exit: $631,404

Cash invested: $91,000 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-360

Break-even live

Break-even rent $2,556

Max offer price $261,332

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Buckley Dr Fayetteville, NC	4.0	2.5	2300	$2,100	$0.91	23d	1	1.19mi

Listing history 7 events

1. 2026-06-08
   status $325,000 Pending 8 DOM
2. 2026-06-07
   days on market $325,000 Active 8 DOM
3. 2026-06-03
   days on market $325,000 Active 4 DOM
4. 2026-06-02
   days on market $325,000 Active 3 DOM
5. 2026-06-01
   days on market $325,000 Active 2 DOM
6. 2026-05-31
   remarks 699-char remark
7. 2026-05-31
   listed $325,000 Active 1 DOM

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,665 · $222/mo
• Expected delta: +$509/yr (+$42/mo · 23.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $25,200
• − Mortgage interest: −$18,205
• − Property taxes: −$2,156
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$9,455
• Taxable loss: −$10,272
• Est. tax savings @ 24.0%: +$2,465
• After-tax cash flow: $-1,860/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 — Eastover

• Score: 67/100
• State rank: #228
• US rank: #10689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastover, NC
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+400.0% since first listed

4 events — show timeline

• 2026-05-30 Listed $325,000 LPRMLS
• 2010-04-30 Sold (MLS) $184,900 TMLS
• 2009-12-01 Listed $186,900 TMLS
• 2009-11-06 Sold (Public Records) $65,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,156 · +31.1% YoY. Source: county tax records.