216 Oakland Dr · Fayetteville, NC 28301

$139,900

3 bd · 1.0 ba · 932 sqft · SingleFamily public records · 181 Days on market

Built 1942 9,148 sqft lot Est $114k · 23% over

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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).

• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom home in a convenient location with roof installed in 2024. This property features a functional layout, easy-maintenance, and a bright living area that makes the space feel warm and inviting. The generous lot offers room to garden, play, or expand your outdoor vision. Ideal for first time buyers, downsizers, or investors looking for an affordable property with solid updates. Close to shopping, dining, and major roadways for effortless everyday living. Tenant in place makes this a wonderful investment.

Key facts

• Generous lot
• Close to dining
• Close to shopping

Tags

• ROOF INSTALLED IN 2024
• GENEROUS LOT
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Propane available
• Home design: Single family residence; One-story
• Construction: Vinyl siding; Frame construction
• Exterior features: Cleared lot; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (includes all rooms — specific bedroom count not provided)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Propane heating; Has heating
• Interior features: Unfurnished; Crawl space basement
• Laundry & utility: In-unit laundry; Washer; Dryer; Washer/Dryer stacked

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $31 ($373/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 $122k (13.0% below list).
• Recommended offer: $122k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Margaret Willis Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 299 students, 99% FRL); 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 85% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 135 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); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($39k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $121,741 (13.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 0.87% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $113,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Fontana St	0.28mi	3/1.0	1,014 (+9%)	1mo	$85,000	$84	71
1207 Hillsboro St	0.13mi	2/1.0 (-1)	830 (-11%)	2mo	$150,000	$181	69
1406 Edgecombe Ave	0.37mi	2/1.0 (-1)	896 (-4%)	3mo	$85,000	$95	69
218 Langdon St	0.40mi	3/1.0	1,012 (+9%)	6mo	$134,000	$132	62
310 Brookwood Ave	0.58mi	3/1.0	970 (+4%)	8mo	$50,100	$52	60
151 Kensington Cir	0.41mi	2/1.0 (-1)	857 (-8%)	5mo	$57,500	$67	58
511 Donovan St	0.24mi	3/1.5	1,050 (+13%)	14mo	$128,000	$122	54
218 Sunset Ave	0.53mi	2/1.0 (-1)	1,004 (+8%)	6mo	$70,000	$70	53
822 E Orange St	0.60mi	3/1.0	863 (-7%)	13mo	$35,000	$41	49
805 Minurva Ct	0.71mi	3/1.0	864 (-7%)	14mo	$150,000	$174	43
1601 Minurva Dr	0.74mi	3/1.0	864 (-7%)	14mo	$135,000	$156	42
140 Kensington Cir	0.46mi	2/1.0 (-1)	800 (-14%)	10mo	$131,500	$164	41

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-20,093
• Equity at exit: $20,860

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-12,466
• Equity at exit: $12,096

Cash invested: $39,172 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$734
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $31

Break-even live

Break-even rent $1,178

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $71	+0% $31	+5% $-9	+10% $-48
Rent	-10% $-65	-5% $-17	+0% $31	+5% $79	+10% $127
Rate	-1.0pp $102	-0.5pp $67	base $31	+0.5pp $-5	+1.0pp $-42

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	15d	1	0.10mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	25d	1	0.15mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	25d	1	0.31mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	15d	1	0.33mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	25d	1	0.39mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	25d	1	0.45mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	15d	1	0.45mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	15d	1	0.54mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.63mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	25d	1	0.63mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	25d	1	0.64mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	25d	1	0.79mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.79mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	25d	1	0.80mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	25d	1	0.83mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	25d	1	0.87mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	25d	1	0.87mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	25d	1	0.87mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	25d	1	0.88mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	25d	2	1.15mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	25d	1	1.23mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	15d	1	1.27mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	25d	1	1.33mi
2212 Murchison Rd Unit B Fayetteville, NC	2.0	1.0	564	$1,099	$1.95	15d	1	1.36mi
2212 Murchison Rd Fayetteville, NC	2.0	1.0	564	$1,250	$2.22	25d	1	1.36mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	25d	1	1.37mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	15d	1	1.39mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	15d	3	1.41mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	23d	1	1.42mi

Listing history 31 events

1. 2026-04-12
   price $139,900
2. 2026-03-16
   price $145,000
3. 2025-12-10
   historical $1,000
4. 2025-12-02
   price $1,000
5. 2025-11-26
   listed $150,000 Active
6. 2025-11-21
   price $1,050
7. 2025-09-26
   listed $1,100
8. 2024-10-02
   listed $150,000 Active
9. 2024-10-02
   listed $150,000
10. 2024-07-01
    listed $150,000 Active
11. 2024-05-04
    historical $1,100
12. 2024-05-01
    price $1,100
13. 2024-03-29
    listed $1,200
14. 2024-03-29
    historical $1,200
15. 2024-03-29
    listed $1,200
16. 2024-03-21
    soldstatus $135,000 Closed
17. 2024-03-21
    soldstatus $135,000
18. 2024-03-09
    status Pending
19. 2024-03-09
    historical
20. 2024-03-01
    listed $140,000 Active
21. 2023-12-20
    soldstatus $62,500
22. 2023-10-19
    price $110,000
23. 2023-09-19
    listed $118,000 Active
24. 2022-05-04
    soldstatus $65,000
25. 2022-05-04
    soldstatus $65,000
26. 2022-03-30
    soldstatus $60,000
27. 2022-03-29
    listed $60,000
28. 2022-03-07
    listed $65,000
29. 2022-02-02
    soldstatus $60,000
30. 2020-03-16
    soldstatus $31,500
31. 2020-02-25
    listed $25,000

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $14,609
• − Mortgage interest: −$7,837
• − Property taxes: −$1,665
• − Insurance: −$700
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,070
• Taxable loss: −$2,000
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $852/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+459.6% since first listed

31 events — show timeline

• 2026-04-12 Price Changed $139,900 LPRMLS
• 2026-03-16 Price Changed $145,000 LPRMLS
• 2025-12-10 Rental Removed $1,000 TMLS
• 2025-12-02 Price Changed $1,000 TMLS
• 2025-11-26 Listed $150,000 LPRMLS
• 2025-11-21 Price Changed $1,050 TMLS
• 2025-09-26 Listed for Rent $1,100 TMLS
• 2024-10-02 Listed $150,000 LPRMLS
• 2024-10-02 Listed $150,000 LPRMLS
• 2024-07-01 Listed $150,000 LPRMLS
• 2024-05-04 Rental Removed $1,100 TMLS
• 2024-05-01 Price Changed $1,100 TMLS
• 2024-03-29 Listed for Rent $1,200 TMLS
• 2024-03-29 Rental Removed $1,200 LPRMLS
• 2024-03-29 Listed for Rent $1,200 LPRMLS
• 2024-03-21 Sold (Public Records) $135,000 Public Records
• 2024-03-21 Sold (MLS) $135,000 LPRMLS
• 2024-03-09 Pending — LPRMLS
• 2024-03-09 Delisted — LPRMLS
• 2024-03-01 Listed $140,000 LPRMLS
• 2023-12-20 Sold (Public Records) $62,500 Public Records
• 2023-10-19 Price Changed $110,000 LPRMLS
• 2023-09-19 Listed $118,000 LPRMLS
• 2022-05-04 Sold (Public Records) $65,000 Public Records
• 2022-05-04 Sold (MLS) $65,000 LPRMLS
• 2022-03-30 Sold (MLS) $60,000 LPRMLS
• 2022-03-29 Listed $60,000 LPRMLS
• 2022-03-07 Listed $65,000 LPRMLS
• 2022-02-02 Sold (Public Records) $60,000 Public Records
• 2020-03-16 Sold (MLS) $31,500 LPRMLS
• 2020-02-25 Listed $25,000 LPRMLS

Property tax history

+10.3%/yr

Latest (2025): $1,665 · +79.0% YoY. Source: county tax records.