7560 Carrollburg Dr · Fayetteville, NC 28303

$155,000

3 bd · 3.0 ba · 1,239 sqft · SingleFamily public records · 131 Days on market

Built 1964 0.34 ac lot Est $204k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• 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

Opportunity awaits with this 4-bedroom, 2-bath brick home in Fayetteville, located just 3 miles from Fort Bragg. This one-level property offers a solid foundation and a functional layout, making it an ideal candidate for a fix-and-flip project or a great addition to a rental portfolio. The fenced-in yard and durable brick exterior add long-term value, while the interior is ready for renovation and customization. With the right updates, this home has the potential to shine. Property is being sold as is and is suitable for cash or conventional financing only. Whether you're an experienced investor or someone looking to build equity through renovation, this is a property worth a look.

Key facts

• Brick home
• Functional layout
• Fenced-in yard

Tags

• BRICK HOME
• FENCED-IN YARD
• DURABLE BRICK EXTERIOR
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Water: See remarks; Sewer: Unknown
• Home design: Single-story house; Site-built structure
• Construction: Brick construction; Shingle roof; Permanent foundation; Built as a house (site built)
• Exterior features: Lot approximately 0.34 acres; Publicly maintained road access

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Linoleum; Tile; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Electric heating with heat pump; Electric cooling
• Interior features: Carpet, hardwood, linoleum, tile, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (10.4% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 40 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 78% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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 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: 0.90% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $204,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7513 Paxton Dr	0.33mi	3/2.0	1,231 (-1%)	1mo	$219,900	$179	79
7651 Fletcher Ave	0.36mi	3/2.0	1,242 (+0%)	6mo	$234,900	$189	74
284 Channing Dr	0.15mi	3/1.0	1,175 (-5%)	3mo	$167,000	$142	74
7519 Telfair Dr	0.26mi	3/1.0	1,189 (-4%)	5mo	$179,900	$151	69
7623 Sable Dr	0.44mi	3/2.0	1,282 (+4%)	4mo	$235,000	$183	67
7530 Decatur Dr	0.28mi	3/1.0	1,175 (-5%)	6mo	$130,000	$111	65
7522 Decatur Dr	0.31mi	3/1.0	1,175 (-5%)	6mo	$130,000	$111	64
7538 Hargrove Ct	0.52mi	3/2.0	1,320 (+6%)	1mo	$218,000	$165	60
277 Ramona Dr	0.36mi	3/2.0	1,404 (+13%)	6mo	$224,000	$160	52
281 Ramona Dr	0.37mi	3/1.5	1,069 (-14%)	4mo	$188,000	$176	51
7533 Cliffbourne	0.52mi	3/1.0	1,114 (-10%)	3mo	$204,900	$184	49
147 Brocton Dr	0.69mi	3/1.5	1,066 (-14%)	2mo	$149,000	$140	37

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-23,906
• Equity at exit: $23,111

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,147
• Equity at exit: $13,402

Cash invested: $43,400 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$813
• Tax from tax record: −$201 /mo · $2,414/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $18

Break-even live

Break-even rent $1,365

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $62	+0% $18	+5% $-25	+10% $-69
Rent	-10% $-91	-5% $-36	+0% $18	+5% $73	+10% $128
Rate	-1.0pp $96	-0.5pp $58	base $18	+0.5pp $-22	+1.0pp $-63

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	0.29mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	24d	1	0.30mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	0.33mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	0.34mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	0.56mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	24d	1	0.58mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	24d	1	0.58mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	24d	1	0.60mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.75mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.75mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	15d	18	0.83mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	24d	1	0.92mi
894 Danish Dr Fayetteville, NC	3.0	2.0	1475	$1,695	$1.15	24d	1	1.03mi
894 Danish Dr Unit 1 Fayetteville, NC	3.0	2.5	1475	$1,695	$1.15	24d	1	1.03mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.05mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	15d	1	1.06mi
872 Danish Dr Fayetteville, NC	3.0	2.0	1285	$1,600	$1.25	24d	1	1.08mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.08mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	24d	1	1.08mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	24d	1	1.14mi
6466 Kelmscot Ct Fayetteville, NC	3.0	3.0	1409	$1,635	$1.16	24d	1	1.23mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.25mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.29mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	24d	1	1.30mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	1.32mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	1.32mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	24d	1	1.32mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.32mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	15d	24	1.34mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	1.34mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	15d	1	1.38mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	24d	1	1.41mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	24d	1	1.43mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	1.43mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	15d	46	1.43mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	24d	1	1.44mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	1.46mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	1.47mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	1.47mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	24d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 131 DOM
2. 2026-06-18
   days on market $155,000 Active 128 DOM
3. 2026-06-17
   days on market $155,000 Active 127 DOM
4. 2026-06-16
   days on market $155,000 Active 126 DOM
5. 2026-06-15
   days on market $155,000 Active 125 DOM
6. 2026-06-14
   days on market $155,000 Active 123 DOM
7. 2026-06-13
   days on market $155,000 Active 122 DOM
8. 2026-06-10
   days on market $155,000 Active 120 DOM
9. 2026-06-09
   days on market $155,000 Active 119 DOM
10. 2026-06-08
    days on market $155,000 Active 118 DOM
11. 2026-06-07
    days on market $155,000 Active 117 DOM
12. 2026-06-03
    pricedays on market $155,000 Active 113 DOM
13. 2026-06-02
    days on market $160,000 Active 112 DOM
14. 2026-06-01
    days on market $160,000 Active 111 DOM
15. 2026-05-31
    days on market $160,000 Active 110 DOM
16. 2026-05-30
    days on market $160,000 Active 109 DOM
17. 2026-04-28
    price $160,000
18. 2026-04-09
    price $168,000
19. 2026-03-09
    price $172,000
20. 2026-02-10
    listed $180,000 Active
21. 2026-02-06
    soldstatus $125,000

ⓘ 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: $2,414 · $201/mo
• Projected year-2 tax: $2,414 · $201/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,664
• − Mortgage interest: −$8,682
• − Property taxes: −$2,414
• − Insurance: −$775
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,509
• Taxable loss: −$2,384
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $793/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

+28.0% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $160,000 TMLS
• 2026-04-09 Price Changed $168,000 TMLS
• 2026-03-09 Price Changed $172,000 TMLS
• 2026-02-10 Listed $180,000 TMLS
• 2026-02-06 Sold (Public Records) $125,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,414 · +37.7% YoY. Source: county tax records.