524 Country Club Dr · Fayetteville, NC 28301

$210,000

4 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 20 Days on market

Built 1964 0.26 ac lot Est $238k · 12% 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).

• Cash flow +14.7/30.0
• ARV discount +12.7/15.0
• DSCR +4.5/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY CLUB DRIVE - MOVE IN READY- NO CARPET - Home has hardwood floors, luxury vinyl in Kitchen - This great home offers four bedrooms - two up and two down and each floor has a full bath. The gorgeous hardwood floors are throughout the home & the Kitchen has luxury vinyl. SS appliances to include refrigerator and dishwasher less than 2 yrs old, gas stove, and shelving made of cherry wood. The open space of the Great Room & Dining Rm is flooded with natural light! The sliding doors at the dining room allow entertaining with ease for inside/outside gatherings! The deck is very spacious and the back yard is huge! Shed in backyard and firepit. Drive poured within the last year. Located up the road from Ramsey w/ access to I-295 allows for an easy commute to Fort Bragg, Pope Airfield, Raleigh. ..

Key facts

• Fenced back yard
• Updates in bathrooms
• Updates in kitchen

Tags

• FENCED BACK YARD
• STORAGE SHED
• UPDATES IN BATHROOMS
• UPDATES IN KITCHEN
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Parking details not provided
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single‑family residence; Two levels; Zoned SF10 (Single Family Res 10)
• Construction: Frame and Masonite construction
• Exterior features: Porch; Fenced back yard; Exterior storage

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator; Dishwasher; Electric water heater
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Laminate counters; Window coverings / treatments; Storage
• Laundry & utility: Washer and dryer included; Washer hookup in unit; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-12 ($-141/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (12.8% below list).
• Recommended offer: $183k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,832/mo this rent would consume 56% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $183,185 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $237,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Green Valley Rd	0.18mi	3/2.0 (-1)	1,440 (-8%)	1mo	$242,500	$168	73
3597 St Andrews Ct	0.29mi	3/2.0 (-1)	1,689 (+8%)	8mo	$243,900	$144	62
3538 Gables Dr	0.32mi	3/2.5 (-1)	1,701 (+9%)	3mo	$263,000	$155	61
230 Chloe Dr	0.30mi	3/2.5 (-1)	1,671 (+7%)	9mo	$235,000	$141	60
1655 Rock Creek Ln	0.39mi	4/2.0	1,788 (+14%)	3mo	$274,500	$154	55
225 Chloe Dr	0.33mi	3/2.5 (-1)	1,740 (+11%)	4mo	$240,000	$138	55
3115 Wedgewood Dr	0.36mi	4/3.0	1,797 (+15%)	2mo	$195,000	$109	53
607 Oakdale Dr	0.57mi	3/2.0 (-1)	1,479 (-5%)	8mo	$225,000	$152	53
3565 Hastings Dr	0.39mi	3/2.5 (-1)	1,719 (+10%)	10mo	$235,000	$137	50
529 Grafton Ave	0.33mi	3/1.0 (-1)	1,350 (-14%)	7mo	$172,500	$128	47
3640 Hastings Dr	0.56mi	3/2.0 (-1)	1,368 (-12%)	2mo	$217,500	$159	46
3644 Hastings Dr	0.57mi	3/2.0 (-1)	1,350 (-14%)	2mo	$229,977	$170	44

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-33,835
• Equity at exit: $31,312

10-year hold

• IRR: -6.9%
• Equity multiple: 0.55×
• Total profit: $-26,531
• Equity at exit: $18,157

Cash invested: $58,800 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-12

Break-even live

Break-even rent $1,847

Max offer price $207,931

Occupancy floor 96%

Sensitivity live

Price	-10% $107	-5% $48	+0% $-12	+5% $-71	+10% $-131
Rent	-10% $-156	-5% $-84	+0% $-12	+5% $61	+10% $133
Rate	-1.0pp $94	-0.5pp $42	base $-12	+0.5pp $-66	+1.0pp $-121

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 Mount Rainer Dr Fayetteville, NC	3.0	2.5	2000	$1,950	$0.97	14d	1	0.33mi
1645 Mount Rainer Dr Fayetteville, NC	4.0	2.5	2130	$2,100	$0.99	24d	1	0.33mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	14d	1	0.35mi
3557 Hastings Dr Fayetteville, NC	4.0	2.5	1652	$1,795	$1.09	24d	1	0.41mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	24d	1	0.68mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	0.72mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	0.78mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	0.92mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	24d	1	0.98mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	14d	1	1.00mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	14d	1	1.04mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	14d	1	1.07mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	14d	1	1.10mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	24d	1	1.12mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	14d	5	1.17mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	1.22mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	24d	1	1.25mi
3611 Tindall Ct Fayetteville, NC	3.0	2.0	1813	$2,300	$1.27	14d	1	1.27mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	1.29mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $210,000 Active 20 DOM
2. 2026-06-17
   days on market $210,000 Active 19 DOM
3. 2026-06-16
   days on market $210,000 Active 18 DOM
4. 2026-06-15
   days on market $210,000 Active 17 DOM
5. 2026-06-14
   days on market $210,000 Active 15 DOM
6. 2026-06-13
   days on market $210,000 Active 14 DOM
7. 2026-06-10
   days on market $210,000 Active 12 DOM
8. 2026-06-09
   days on market $210,000 Active 11 DOM
9. 2026-06-08
   days on market $210,000 Active 10 DOM
10. 2026-06-07
    days on market $210,000 Active 9 DOM
11. 2026-06-03
    days on market $210,000 Active 5 DOM
12. 2026-06-02
    days on market $210,000 Active 4 DOM
13. 2026-06-01
    days on market $210,000 Active 3 DOM
14. 2026-05-31
    days on market $210,000 Active 2 DOM
15. 2026-05-30
    remarks 273-char remark
16. 2026-05-30
    listed $210,000 Active 1 DOM

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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: $21,982
• − Mortgage interest: −$11,763
• − Property taxes: −$2,444
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,109
• Taxable loss: −$3,699
• Est. tax savings @ 24.0%: +$888
• After-tax cash flow: $747/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

+101.0% since first listed

12 events — show timeline

• 2026-05-28 Listed $210,000 LPRMLS
• 2022-12-12 Sold (Public Records) $180,000 Public Records
• 2022-12-12 Sold (MLS) $180,000 LPRMLS
• 2022-10-16 Delisted — LPRMLS
• 2022-10-11 Listed $174,900 LPRMLS
• 2020-12-09 Sold (Public Records) $137,500 Public Records
• 2020-12-08 Sold (MLS) $137,500 TMLS
• 2020-12-08 Sold (MLS) $137,500 LPRMLS
• 2020-08-06 Listed $137,500 TMLS
• 2020-08-06 Listed $137,500 LPRMLS
• 2008-07-22 Sold (Public Records) $119,000 Public Records
• 2005-03-31 Sold (Public Records) $104,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,444 · +67.1% YoY. Source: county tax records.