4504 Windcross Ct · Fayetteville, NC 28314

$131,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 171 Days on market

Built 1980 0.28 ac lot Est $214k · 39% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• 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

INITIAL BID RECEIVED. THE 10 DAY UPSET BID PERIOD ENDS 01/30/2026. MINIMUM BID AMOUNT IS $133126.88. MINIMUM DEPOSIT AMOUNT IS $6,656.34. Welcome to 4504 Windcross Court. Built in 1980, this 3 bedroom, 1.5 bath home has 1239 square feet and oozing with potential. Whether you're looking to renovate and rent, flip for resale, or craft your dream home, this property offers a solid foundation and exciting opportunity. Inside, you’ll find a functional layout that includes a spacious living room, kitchen and dining area. Bring your tools and imagination — with the right vision, equity can be built quickly here. Don’t miss out on this rare find with so much potential. Schedule

Key facts

• 0.28 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $131k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.9% 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: 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 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 35 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 $906 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $115,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $213,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4514 Day Ct	0.18mi	3/2.0	1,274 (-1%)	1mo	$214,500	$168	89
4511 Bac Ct	0.21mi	3/2.0	1,290 (+0%)	4mo	$212,500	$165	86
4608 Hoe Ct	0.17mi	3/2.0	1,351 (+5%)	3mo	$195,000	$144	82
4471 Briton Cir	0.22mi	3/2.0	1,331 (+3%)	5mo	$230,000	$173	80
4459 Kinkead Ct	0.45mi	3/2.0	1,237 (-4%)	2mo	$220,000	$178	71
675 Wiltshire Rd	0.38mi	4/2.0 (+1)	1,353 (+5%)	4mo	$212,000	$157	65
4476 Kinkead Ct	0.38mi	3/2.0	1,426 (+11%)	6mo	$225,000	$158	59
615 Wallingford Ct	0.62mi	4/2.0 (+1)	1,339 (+4%)	6mo	$239,900	$179	55
4531 Westfield Rd	0.62mi	3/2.0	1,132 (-12%)	3mo	$215,000	$190	48
769 Newport Rd	0.66mi	3/2.0	1,114 (-14%)	2mo	$121,000	$109	45
821 Moriston Rd	0.69mi	3/2.0	1,117 (-13%)	4mo	$185,000	$166	42
805 Glensford Dr	0.67mi	4/2.0 (+1)	1,470 (+14%)	2mo	$165,000	$112	38

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,711
• Equity at exit: $19,533

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,120
• Equity at exit: $11,326

Cash invested: $36,680 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$687
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $193

Break-even live

Break-even rent $1,201

Max offer price $131,000

Occupancy floor 82%

Sensitivity live

Price	-10% $267	-5% $230	+0% $193	+5% $156	+10% $119
Rent	-10% $79	-5% $136	+0% $193	+5% $250	+10% $307
Rate	-1.0pp $259	-0.5pp $227	base $193	+0.5pp $159	+1.0pp $125

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Tradewinds Dr Fayetteville, NC	1.0–2.0	1.0–2.0	867	$1,195	$1.38	14d	16	0.10mi
4627 Keg Ct Fayetteville, NC	3.0	1.5	1272	$1,300	$1.02	24d	1	0.34mi
226 Rainier Dr Fayetteville, NC	3.0	2.0	1691	$2,000	$1.18	24d	1	0.43mi
619 Berwick Dr Fayetteville, NC	3.0	2.5	1642	$1,650	$1.00	14d	1	0.43mi
228 Whitney Dr Fayetteville, NC	3.0	2.0	1650	$1,840	$1.12	24d	1	0.50mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	24d	1	0.66mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	24d	1	0.75mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	22d	6	0.80mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	24d	1	0.80mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	14d	9	0.83mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	14d	58	0.97mi
1871 Jennifer Ln #203 Fayetteville, NC	3.0	2.0	1650	$1,600	$0.97	24d	1	0.97mi
760 Ashbrook Rd Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	24d	1	0.99mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	24d	1	1.05mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	24d	1	1.15mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	24d	1	1.19mi
3411 Lainey Ln Fayetteville, NC	2.0	2.0	1142	$1,300	$1.14	24d	1	1.20mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	14d	29	1.25mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	24d	12	1.26mi
3618 Sugar Cane Cir Fayetteville, NC	3.0	2.0	1596	$1,900	$1.19	24d	1	1.29mi
3212 Tallywood Dr Unit 03 Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	1.29mi
3210 Tallywood Dr Unit 09 Fayetteville, NC	2.0	1.0	900	$900	$1.00	22d	1	1.31mi
395 Hicks Ave Fayetteville, NC	3.0	2.5	1519	$1,550	$1.02	24d	1	1.31mi
3210 Tallywood Dr #04 Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	1.32mi
3210 Tallywood Dr #12 Fayetteville, NC	3.0	1.5	1000	$1,000	$1.00	22d	1	1.32mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	14d	1	1.32mi
3211 Tallywood Dr Fayetteville, NC	1.0–3.0	1.0–1.5	925	$999	$1.08	24d	1	1.33mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	24d	1	1.34mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	14d	1	1.41mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	14d	10	1.43mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	22d	16	1.43mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	24d	1	1.47mi
600 Faison Ave Fayetteville, NC	3.0	2.0	1802	$1,495	$0.83	24d	1	1.47mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	24d	1	1.48mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	14d	1	1.48mi

Listing history 6 events

1. 2026-02-23
   status Pending
2. 2025-11-07
   price $131,000
3. 2025-09-05
   listed $140,000 Active
4. 2013-10-15
   soldstatus $98,000
5. 2004-01-23
   soldstatus $78,500
6. 1994-09-02
   soldstatus $73,000

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $17,352
• − Mortgage interest: −$7,338
• − Property taxes: −$2,490
• − Insurance: −$655
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$3,811
• Taxable income: $281
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,251/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+79.5% since first listed

6 events — show timeline

• 2026-02-23 Pending — LPRMLS
• 2025-11-07 Price Changed $131,000 LPRMLS
• 2025-09-05 Listed $140,000 LPRMLS
• 2013-10-15 Sold (Public Records) $98,000 Public Records
• 2004-01-23 Sold (Public Records) $78,500 Public Records
• 1994-09-02 Sold (Public Records) $73,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,490 · +32.9% YoY. Source: county tax records.