6561 Stillwater Dr · Fayetteville, NC 28304

$133,900

3 bd · 2.0 ba · 1,089 sqft · SingleFamily public records · 48 Days on market

Built 1972 Est $185k · 28% under

---

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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• 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

Calling all investors! Beautiful three bed, two bath home in the desirable Jack Britt District. Currently tenant occupied with a monthly rent rate of $1350 and lease in place until April 2027. Recently painted outside, updates include a newer HVAC, fixture and painting updates inside. Large back yard, front porch and large carport with storage round off this terrific home. As-is, appraisal required repairs only.

Key facts

• Front porch
• Large back yard
• Newer hvac

Tags

• NEWER HVAC
• LARGE BACK YARD
• FRONT PORCH
• LARGE CARPORT WITH STORAGE

Property features AI

Exterior

• Parking: Attached carport; 1 covered space; 1 carport space
• Utilities: Public water; Holding tank sewer; Septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Subdivision: EMERALD GDN

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $133,900 price doesn't fit this home's estimated sale value (~$185,130) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.8% 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: John R Griffin Middle (math 43% / reading 53%, grade C-, #134 of 475 statewide, top 29%, 1,091 students, 40% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 36% district-wide (+20 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: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 29 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).
• This rent runs 32% of the median local income ($59k/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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $47k; list at $134k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $129,883 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $185,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6560 Honeysuckle Dr	0.23mi	3/2.0	1,084 (-0%)	5mo	$197,001	$182	84
2243 Delta Dr	0.34mi	3/1.5	1,071 (-2%)	5mo	$152,000	$142	75
2113 Coinjock Cir	0.43mi	3/2.0	1,114 (+2%)	10mo	$198,500	$178	68
6438 Applewhite Rd	0.65mi	3/2.0	1,093 (+0%)	2mo	$212,000	$194	67
6547 Amanda Cir	0.26mi	3/1.5	1,002 (-8%)	10mo	$135,000	$135	64
6342 Fisher Dr	0.41mi	3/2.0	1,208 (+11%)	6mo	$164,000	$136	57
6466 Applewhite Rd	0.69mi	3/2.0	1,100 (+1%)	11mo	$211,500	$192	57
6487 People St	0.63mi	3/2.0	1,174 (+8%)	2mo	$180,000	$153	56
1591 Hazelcrest Dr	0.57mi	3/2.0	1,149 (+6%)	10mo	$194,000	$169	56
6419 Green Meadow Rd	0.71mi	3/2.0	1,173 (+8%)	3mo	$190,000	$162	52
6314 Chartley Dr	0.73mi	3/2.0	1,161 (+7%)	8mo	$207,000	$178	48
6439 Applewhite Rd	0.62mi	3/2.0	1,236 (+14%)	1mo	$210,000	$170	48

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,046
• Equity at exit: $19,965

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $22,187
• Equity at exit: $11,577

Cash invested: $37,492 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 308
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$702
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $288

Break-even live

Break-even rent $1,179

Max offer price $133,900

Occupancy floor 76%

Sensitivity live

Price	-10% $364	-5% $326	+0% $288	+5% $250	+10% $212
Rent	-10% $166	-5% $227	+0% $288	+5% $349	+10% $410
Rate	-1.0pp $356	-0.5pp $322	base $288	+0.5pp $254	+1.0pp $218

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	24d	1	0.24mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	24d	1	0.28mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	24d	1	0.70mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	0.79mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	24d	1	0.84mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	24d	1	0.88mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	24d	1	0.88mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	24d	1	0.89mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	15d	1	0.95mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	24d	1	1.03mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	24d	1	1.06mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	1.07mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	15d	1	1.07mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	24d	1	1.09mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	15d	1	1.09mi
2920 Cosmo Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,505	$1.64	15d	9	1.12mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	24d	1	1.17mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	1.20mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	15d	30	1.21mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	1.23mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	24d	1	1.28mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	15d	1	1.33mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	24d	1	1.38mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	15d	1	1.38mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	24d	1	1.42mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	24d	1	1.42mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	24d	1	1.44mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	24d	1	1.45mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	24d	3	1.46mi

Listing history 32 events

1. 2026-06-21
   days on market $133,900 Active 48 DOM
2. 2026-06-18
   days on market $133,900 Active 45 DOM
3. 2026-06-17
   days on market $133,900 Active 44 DOM
4. 2026-06-16
   days on market $133,900 Active 43 DOM
5. 2026-06-15
   days on market $133,900 Active 42 DOM
6. 2026-06-14
   days on market $133,900 Active 40 DOM
7. 2026-06-13
   days on market $133,900 Active 39 DOM
8. 2026-06-10
   days on market $133,900 Active 37 DOM
9. 2026-06-09
   days on market $133,900 Active 36 DOM
10. 2026-06-08
    days on market $133,900 Active 35 DOM
11. 2026-06-07
    days on market $133,900 Active 34 DOM
12. 2026-06-03
    days on market $133,900 Active 30 DOM
13. 2026-06-02
    days on market $133,900 Active 29 DOM
14. 2026-06-01
    days on market $133,900 Active 28 DOM
15. 2026-05-31
    days on market $133,900 Active 27 DOM
16. 2026-05-30
    days on market $133,900 Active 26 DOM
17. 2026-05-04
    listed $133,900 Active
18. 2026-04-11
    historical $1,390
19. 2026-04-02
    status Active
20. 2026-03-21
    price $1,390
21. 2026-03-18
    status Pending
22. 2026-03-12
    price $149,900
23. 2025-12-10
    listed $1,490
24. 2025-11-13
    listed $159,900 Active
25. 2025-10-16
    status Active
26. 2025-10-04
    status Pending
27. 2025-09-22
    price $159,900
28. 2025-09-10
    price $161,900
29. 2025-08-28
    price $164,900
30. 2025-08-12
    price $169,900
31. 2025-07-18
    listed $174,900 Active
32. 2021-02-18
    soldstatus $47,000

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,521
• − Mortgage interest: −$7,500
• − Property taxes: −$2,077
• − Insurance: −$670
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,895
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,119/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+184.9% since first listed

16 events — show timeline

• 2026-05-04 Listed $133,900 LPRMLS
• 2026-04-11 Rental Removed $1,390 TMLS
• 2026-04-02 Relisted — LPRMLS
• 2026-03-21 Price Changed $1,390 TMLS
• 2026-03-18 Pending — LPRMLS
• 2026-03-12 Price Changed $149,900 LPRMLS
• 2025-12-10 Listed for Rent $1,490 TMLS
• 2025-11-13 Listed $159,900 LPRMLS
• 2025-10-16 Relisted — LPRMLS
• 2025-10-04 Pending — LPRMLS
• 2025-09-22 Price Changed $159,900 LPRMLS
• 2025-09-10 Price Changed $161,900 LPRMLS
• 2025-08-28 Price Changed $164,900 LPRMLS
• 2025-08-12 Price Changed $169,900 LPRMLS
• 2025-07-18 Listed $174,900 LPRMLS
• 2021-02-18 Sold (Public Records) $47,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,077 · +44.5% YoY. Source: county tax records.