1086 Center St · Fayetteville, NC 28306

$70,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 36 Days on market

Built 1978 6,534 sqft lot Est $115k · 39% under ↓ 36% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 3 bedroom, 1 bath property offering 1,258 square feet of comfortable living space in Fayetteville, NC. This property has seen several key updates within the past four years, making it a solid option for homeowners or investors alike. The kitchen features newer cabinets, updated Formica countertops with a marble-look finish, a newer sink, and appliances including a stove approximately six years old and a refrigerator approximately eight years old. The home also benefits from replacement windows installed four years ago and a water heater replaced around the same time. Interior updates include fresh paint throughout completed four years ago, newer carpet in the living and

Key facts

• Newer cabinets
• Fresh paint
• Newer sink

Tags

• NEWER CABINETS
• UPDATED FORMICA COUNTERTOPS
• NEWER SINK
• REPLACEMENT WINDOWS
• WATER HEATER REPLACED
• FRESH PAINT

Property features AI

Finance

• Other: Zoning: SF6
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Shingle roof; Lot approximately 0.15 acres; Public maintained road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 flat; 401 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1978 — 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. 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: 1.72% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $115,128
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Center St	0.04mi	2/1.0	1,062 (+8%)	16mo	$119,750	$113	71
1930 Southern Ave	0.32mi	2/1.0	996 (+1%)	20mo	$149,000	$150	66
100 Spencer St	0.63mi	3/2.0 (+1)	1,000 (+2%)	1mo	$55,000	$55	58
1219 Camden Rd	0.43mi	2/1.0	915 (-7%)	16mo	$107,000	$117	55
115 Pitt St	0.25mi	2/2.0	1,103 (+12%)	11mo	$132,000	$120	55
2018 Center St	0.41mi	3/1.0 (+1)	900 (-8%)	11mo	$73,000	$81	53
1215 Camden Rd	0.43mi	3/1.0 (+1)	1,064 (+8%)	15mo	$110,000	$103	48
2111 Burnett Ave	0.55mi	3/1.0 (+1)	877 (-11%)	22mo	$173,000	$197	33

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: 20.7%
• Equity multiple: 1.82×
• Total profit: $16,110
• Equity at exit: $10,437

10-year hold

• IRR: 27.4%
• Equity multiple: 3.19×
• Total profit: $42,831
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $470

Break-even live

Break-even rent $609

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Pitt St Fayetteville, NC	1.0	1.0	800	$750	$0.94	13d	1	0.26mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	0.62mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	23d	1	1.22mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	23d	1	1.31mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.42mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.42mi

Listing history 9 events

1. 2026-05-30
   statusdays on market $70,000 Pending 36 DOM
2. 2026-05-22
   price $70,000
3. 2026-05-20
   price $80,000
4. 2026-05-13
   price $85,000
5. 2026-05-06
   status Active
6. 2026-05-06
   price $89,900
7. 2026-01-27
   status Pending
8. 2026-01-21
   price $99,900
9. 2026-01-15
   listed $110,000 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 7/10 Severe 78% 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: $14,442
• − Mortgage interest: −$3,921
• − Property taxes: −$1,016
• − Insurance: −$350
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,036
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,485/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): 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

-36.4% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $70,000 TMLS
• 2026-05-20 Price Changed $80,000 TMLS
• 2026-05-13 Price Changed $85,000 TMLS
• 2026-05-06 Relisted — TMLS
• 2026-05-06 Price Changed $89,900 TMLS
• 2026-01-27 Pending — TMLS
• 2026-01-21 Price Changed $99,900 TMLS
• 2026-01-15 Listed $110,000 TMLS

Property tax history

+10.4%/yr

Latest (2025): $1,016 · +107.2% YoY. Source: county tax records.