5637 Camden Rd · Hope Mills, NC 28306

$135,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 48 Days on market

Built 1955 0.32 ac lot Est $187k · 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 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

Location truly makes the difference here—conveniently situated near shopping, dining, and everyday amenities. This charming ranch-style home is a fantastic opportunity, priced to sell as-is. It features a covered attached carport along with a separate detached garage, offering flexible space for a workshop, hobby area, additional storage, or traditional garage use. The fully fenced, spacious yard provides plenty of room to enjoy outdoor living, and two driveways offer easy access directly from Camden Road. Inside, the home includes 3 bedrooms and 1 full bath, with key updates including a new HVAC system in 2023, a roof replacement around 2016, and windows replaced approximately in 199

Key facts

• Two driveways
• Easy access
• Fully fenced

Tags

• COVERED ATTACHED CARPORT
• SEPARATE DETACHED GARAGE
• LARGE YARD
• FULLY FENCED
• TWO DRIVEWAYS
• EASY ACCESS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; Carport with 1 space; 2 covered parking spaces total
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding
• Exterior features: Front porch; Porch; Fenced yard; Level lot

Interior

• Kitchen: Refrigerator; Range; Range hood
• Bedrooms: 5 total rooms (bedroom count not separately specified)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Storage; Window coverings and blinds
• Laundry & utility: In-unit laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 82% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $135k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate 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 $130,950 (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 1955 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $186,960
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 Glenmore St	0.63mi	3/1.0	1,099 (-4%)	3mo	$145,000	$132	62
2941 Loon Dr	0.60mi	3/2.0	1,140 (0%)	20mo	$232,000	$204	51
3213 Old Oak Ln	0.58mi	3/2.0	1,053 (-8%)	11mo	$175,700	$167	47
2916 Loon Dr	0.68mi	3/2.0	1,262 (+11%)	4mo	$207,500	$164	43
3275 Glenmore Dr	0.56mi	4/2.0 (+1)	1,275 (+12%)	4mo	$217,000	$170	42
5667 Elwood Dr	0.62mi	3/2.0	1,217 (+7%)	19mo	$196,900	$162	40
4341 Baxley St	0.64mi	3/2.0	1,193 (+5%)	23mo	$181,300	$152	39
3529 Chaucer Dr	0.71mi	3/2.0	1,293 (+13%)	2mo	$245,000	$189	39
3236 Periwinkle Dr	0.73mi	2/1.5 (-1)	1,285 (+13%)	1mo	$206,000	$160	37
2943 Chillingworth Dr	0.70mi	3/2.0	1,300 (+14%)	6mo	$209,000	$161	35

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,429
• Equity at exit: $20,129

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $3,851
• Equity at exit: $11,672

Cash invested: $37,800 (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: $1,522 high
• Mortgage (P&I): −$708
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $276

Break-even live

Break-even rent $1,172

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	13d	1	0.57mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	13d	5	0.57mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	13d	3	0.66mi
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	13d	1	0.70mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	0.80mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	13d	1	0.91mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	23d	1	1.06mi
5693A Archer Rd Hope Mills, NC	2.0	1.5	874	$1,100	$1.26	13d	1	1.30mi
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	13d	1	1.36mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	21d	1	1.38mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	13d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $135,000 Active 48 DOM
2. 2026-06-17
   days on market $135,000 Active 47 DOM
3. 2026-06-16
   days on market $135,000 Active 46 DOM
4. 2026-06-15
   days on market $135,000 Active 45 DOM
5. 2026-06-14
   days on market $135,000 Active 43 DOM
6. 2026-06-13
   days on market $135,000 Active 42 DOM
7. 2026-06-10
   days on market $135,000 Active 40 DOM
8. 2026-06-09
   days on market $135,000 Active 39 DOM
9. 2026-06-08
   days on market $135,000 Active 38 DOM
10. 2026-06-07
    statusdays on market $135,000 Active 37 DOM
11. 2026-05-30
    status $135,000 Pending 35 DOM
12. 2026-04-24
    listed $145,000 Active
13. 1994-03-18
    soldstatus $58,500

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $18,259
• − Mortgage interest: −$7,562
• − Property taxes: −$1,942
• − Insurance: −$675
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,927
• Taxable income: $1,231
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,016/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

• Census place: Hope Mills, NC
• 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

+147.9% since first listed

2 events — show timeline

• 2026-04-24 Listed $145,000 LPRMLS
• 1994-03-18 Sold (Public Records) $58,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,942 · +37.7% YoY. Source: county tax records.