6318 Stoney Point Loop · Hope Mills, NC 28306

$170,877

3 bd · 3.0 ba · 1,712 sqft · SingleFamily public records · 15 Days on market

Built 1979 Est $260k · 34% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, spacious laundry room, formal dining, large inground pool, new HVAC, fenced in yard, wood burning fireplace,ss appliances, recessed light and crown molding -Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, laundry room, formal dining, lrg inground pool, new HVAC, fenced yard, wood burning fireplace,ss appliances, recessed light and crown molding

Key facts

• In-ground pool
• 4 garage spots
• Pool

Tags

• IN-GROUND POOL
• DETACHED TWO-CAR GARAGE
• JACK BRITT SCHOOL DISTRICT

Property features AI

Finance

• Other: Located in the STONEY PT subdivision

Exterior

• Parking: Attached garage; Detached garage; Garage with door opener; 4 covered parking spaces; 4 garage spaces; Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Masonite exterior
• Exterior features: In-ground pool; Cleared, level lot; Lot is cleared and level

Interior

• Kitchen: Built-in electric oven; Built-in electric range; Downdraft; Microwave
• Bedrooms: 7 total rooms (includes all bedrooms and living spaces)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating
• Interior features: Eat-in kitchen; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $171k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $168k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.8% in Hope Mills — 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 (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, 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: 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 flat; 401 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,313 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 1.13% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $260,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 Stoney Point Loop	0.06mi	3/2.0	1,627 (-5%)	2mo	$165,000	$101	83
6229 Stoney Point Loop	0.21mi	3/2.0	1,649 (-4%)	4mo	$250,000	$152	77
6261 Stoney Point Loop	0.29mi	3/2.5	1,802 (+5%)	5mo	$235,000	$130	72
6204 Maple Leaf Ct	0.24mi	3/2.5	1,746 (+2%)	18mo	$249,900	$143	69
6236 Stoney Point Loop	0.26mi	3/2.5	1,814 (+6%)	11mo	$263,000	$145	66
3217 Rouse Dr	0.24mi	3/2.5	1,510 (-12%)	2mo	$245,000	$162	66
6224 Stoney Point Loop	0.23mi	3/2.0	1,616 (-6%)	13mo	$245,000	$152	65
3005 Thornhill Rd	0.18mi	4/2.5 (+1)	1,870 (+9%)	10mo	$285,000	$152	61
3402 Wipperwill Dr	0.48mi	3/2.0	1,652 (-4%)	10mo	$255,000	$154	60
6237 Stoney Point Loop	0.23mi	3/2.0	1,562 (-9%)	18mo	$245,000	$157	56
6714 Camden Rd	0.49mi	3/1.5	1,661 (-3%)	13mo	$205,000	$123	55
6263 Stoney Point Loop	0.28mi	3/2.0	1,469 (-14%)	11mo	$255,000	$174	50

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-7,865
• Equity at exit: $25,478

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $8,146
• Equity at exit: $14,774

Cash invested: $47,846 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$896
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $374

Break-even live

Break-even rent $1,455

Max offer price $170,877

Occupancy floor 76%

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: $42,719
• Closing costs: $5,126
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6258 Stoney Point Loop Fayetteville, NC	3.0	2.5	1799	$2,300	$1.28	13d	1	0.33mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	0.62mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	13d	5	0.78mi
5959 Rehoboth Rd Hope Mills, NC	3.0	2.0	1667	$1,795	$1.08	13d	1	1.00mi
3011 Wetherby Ct Fayetteville, NC	2.0	2.0	1601	$1,800	$1.12	13d	1	1.05mi
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	13d	1	1.21mi
3541 Rittenour Dr Hope Mills, NC	3.0	2.0	1552	$1,825	$1.18	13d	1	1.26mi
3831 Queen Anne Loop Fayetteville, NC	2.0–3.0	2.0	1274	$1,743	$1.37	13d	7	1.27mi
2900 Brookcrossing Dr Fayetteville, NC	3.0	3.0	1894	$2,000	$1.06	13d	1	1.29mi
4032 Newgate St Fayetteville, NC	4.0	2.5	2209	$2,750	$1.24	23d	1	1.31mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	13d	3	1.31mi
2920 Cosmo Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,505	$1.64	13d	9	1.48mi

Listing history 10 events

1. 2026-05-15
   price $162,750
2. 2026-05-11
   status Pending
3. 2026-05-08
   price $170,877
4. 2026-04-24
   listed $180,000 Active
5. 2009-08-27
   soldstatus $163,500
6. 2009-08-24
   soldstatus $163,500 493-char remark

   Show marketing remark (493 chars)

   -Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, spacious laundry room, formal dining, large inground pool, new HVAC, fenced in yard, wood burning fireplace,ss appliances, recessed light and crown molding -Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, laundry room, formal dining, lrg inground pool, new HVAC, fenced yard, wood burning fireplace,ss appliances, recessed light and crown molding

7. 2009-07-04
   listed $165,900 493-char remark

   Show marketing remark (493 chars)

   -Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, spacious laundry room, formal dining, large inground pool, new HVAC, fenced in yard, wood burning fireplace,ss appliances, recessed light and crown molding -Amazing home! Hardwood floor throughout, Corrian counters, remodeled kitchen, new pella windows, laundry room, formal dining, lrg inground pool, new HVAC, fenced yard, wood burning fireplace,ss appliances, recessed light and crown molding

8. 2003-10-03
   soldstatus $92,000
9. 1992-09-11
   soldstatus $65,500
10. 1988-09-01
    soldstatus $73,750

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,135
• − Mortgage interest: −$9,572
• − Property taxes: −$2,184
• − Insurance: −$854
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,971
• Taxable income: $1,852
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $4,041/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+120.7% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $162,750 LPRMLS
• 2026-05-11 Pending — LPRMLS
• 2026-05-08 Price Changed $170,877 LPRMLS
• 2026-04-24 Listed $180,000 LPRMLS
• 2009-08-27 Sold (Public Records) $163,500 Public Records
• 2009-08-24 Sold (MLS) $163,500 TMLS
• 2009-07-04 Listed $165,900 TMLS
• 2003-10-03 Sold (Public Records) $92,000 Public Records
• 1992-09-11 Sold (Public Records) $65,500 Public Records
• 1988-09-01 Sold (Public Records) $73,750 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,184 · +30.6% YoY. Source: county tax records.