414 Bryan St · Fayetteville, NC 28305

$62,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 6 Days on market

Built 1930 6,098 sqft lot

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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 +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great opportunity 2 bed 1 bath, to do a Rehab property and needs a complete renovation. This is being sold as is with no Repairs. Seller has never lived in the home. Please be careful showing interior and cosmetic repairs. Lots of potential for the repair specialist, cash only with proof of funds letter

Key facts

• 6,098 sq ft lot
• Built 1930
• Listed 6 days

Property features AI

Finance

• Other: Listing broker: COLDWELL BANKER ADVANTAGE - FAYETTEVILLE

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Level lot; Interior lot; Paved road access; Subdivision: HAYMOUNT
• Construction: Shingle siding
• Exterior features: Covered front porch

Interior

• Kitchen: No appliances included
• Bedrooms: 5 total rooms
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; Ceiling fan cooling
• Interior features: Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: No laundry appliances listed; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 16.1% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); 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 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 102 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $62,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.06% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.88%
• DSCR: 2.55
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $159,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Commerce St	0.37mi	3/1.0	875 (-1%)	3mo	$84,000	$96	79
308 Highland Ave	0.14mi	2/1.0 (-1)	939 (+7%)	1mo	$185,000	$197	76
1124 Chesterfield Dr	0.34mi	3/1.0	905 (+3%)	8mo	$159,900	$177	73
936 Fleetwood Dr	0.49mi	3/1.0	904 (+3%)	7mo	$152,500	$169	67
1203 Simpson St	0.08mi	2/1.0 (-1)	984 (+12%)	9mo	$178,500	$181	64
925 Rochester Dr	0.46mi	3/1.0	933 (+6%)	9mo	$172,000	$184	61
922 Rochester Dr	0.42mi	3/1.0	910 (+3%)	20mo	$146,000	$160	58
112 Spring St	0.39mi	2/2.0 (-1)	918 (+4%)	14mo	$181,000	$197	54
211 Devane St	0.55mi	2/1.0 (-1)	859 (-2%)	19mo	$210,000	$244	50
1534 Pierce St	0.58mi	2/1.0 (-1)	800 (-9%)	14mo	$107,000	$134	41
932 Weiss Ave	0.58mi	3/1.0	993 (+13%)	19mo	$153,000	$154	36
731 Athens Ave	0.54mi	2/1.0 (-1)	992 (+13%)	20mo	$190,000	$192	32

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.35×
• Total profit: $23,389
• Equity at exit: $9,244

10-year hold

• IRR: 39.3%
• Equity multiple: 4.87×
• Total profit: $67,170
• Equity at exit: $5,361

Cash invested: $17,360 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$325
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $505

Break-even live

Break-even rent $638

Max offer price $62,000

Occupancy floor 55%

Sensitivity live

Price	-10% $540	-5% $522	+0% $505	+5% $487	+10% $469
Rent	-10% $404	-5% $454	+0% $505	+5% $555	+10% $605
Rate	-1.0pp $536	-0.5pp $520	base $505	+0.5pp $489	+1.0pp $472

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Morgan St Apt E Fayetteville, NC	2.0	1.0	654	$995	$1.52	24d	1	0.09mi
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	24d	1	0.16mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	24d	1	0.27mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	24d	1	0.28mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	24d	1	0.30mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	24d	1	0.36mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	0.41mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	24d	1	0.51mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	24d	1	0.61mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	24d	1	0.67mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	0.86mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	24d	2	0.91mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	24d	1	0.93mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	24d	1	1.04mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	24d	1	1.15mi
469 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,000	$1.17	24d	1	1.15mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	24d	1	1.17mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	1.19mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	14d	1	1.28mi
2109 Elvira St Fayetteville, NC	2.0	1.0	860	$1,117	$1.30	14d	1	1.43mi
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	24d	1	1.47mi

Listing history 1 events

1. 2026-05-18
   listed $62,000 Active

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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 78% 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: $15,321
• − Mortgage interest: −$3,473
• − Property taxes: −$1,837
• − Insurance: −$310
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$1,804
• Taxable income: $5,446
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $4,748/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

1 event — show timeline

• 2026-05-18 Listed $62,000 LPRMLS

Property tax history

+11.8%/yr

Latest (2025): $1,837 · +211.5% YoY. Source: county tax records.