316-318 Weiseger St · Fayetteville, NC 28301

$79,500

3 bd · 2.0 ba · 1,044 sqft · Other public records · 2 Days on market

Built 1947

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well located older duplex in poor condition but well suited for rehab. One existing tenant on short term lease at $500 per month (well below market rent rate due to poor condition). One unit vacant with Central HVAC. Occupied unit does not have Central HVAC. Separate water/sewer/electric. Should bring in at lease $1600 per month upon rehab and re-renting. Would make a great traditional rental or short-term, mid-term. this one checks all the blocks! CASH ONLY. ANY OFFERS WITH LONG EXAM PERIOD WILL NOT BE CONSIDERED

Key facts

• Central hvac
• Separate electric
• Separate water

Tags

• CENTRAL HVAC
• SEPARATE WATER
• SEPARATE SEWER
• SEPARATE ELECTRIC

Property features AI

Finance

• Other: Located in the Fayetteville subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Mixed Residential (MR5) zoning
• Construction: Frame construction; Asbestos materials noted
• Exterior features: Partial fencing; Interior lot

Interior

• Interior features: Front covered porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.4% 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: schools C-, 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.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 33 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).
• This rent runs 45% 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 $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $80k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $79,500

Questions for the listing agent

1. Built in 1947 — 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. 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.05%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.00×
• Total profit: $22,224
• Equity at exit: $11,854

10-year hold

• IRR: 32.3%
• Equity multiple: 4.00×
• Total profit: $66,780
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$417
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $539

Break-even live

Break-even rent $772

Max offer price $79,500

Occupancy floor 58%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	23d	1	0.05mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	23d	1	0.05mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	23d	1	0.07mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	23d	1	0.09mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	23d	1	0.41mi
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	23d	1	0.41mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	0.53mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	0.56mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	14d	1	0.58mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	14d	1	0.58mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	23d	1	0.59mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	23d	1	0.63mi
1406 Raeford Rd Fayetteville, NC	2.0	2.0	1176	$1,650	$1.40	14d	1	0.64mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	23d	1	0.71mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	23d	1	0.71mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	14d	3	0.87mi
1507 Westlawn Ave Fayetteville, NC	2.0	2.0	1386	$1,500	$1.08	23d	1	0.95mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	23d	1	0.99mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.03mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	14d	1	1.05mi
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	23d	1	1.13mi
318 Fairwood Ct Fayetteville, NC	3.0	2.0	1126	$1,550	$1.38	23d	1	1.18mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	14d	1	1.30mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	23d	1	1.33mi
104 Brett Ct Fayetteville, NC	2.0	2.5	1210	$1,400	$1.16	21d	1	1.34mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	23d	1	1.35mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	14d	1	1.36mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	23d	1	1.37mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	1.38mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	23d	1	1.39mi
469 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,000	$1.17	23d	1	1.49mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	23d	1	1.50mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	23d	1	1.50mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $79,500 Active
3. 1994-07-13
   soldstatus $15,000

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $1,922 · $160/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $17,456
• − Mortgage interest: −$4,453
• − Property taxes: −$1,922
• − Insurance: −$398
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,313
• Taxable income: $5,577
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,129/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

+430.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — LPRMLS
• 2026-05-12 Listed $79,500 LPRMLS
• 1994-07-13 Sold (Public Records) $15,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,922 · +28.1% YoY. Source: county tax records.