140 Huntsville Cir · Fayetteville, NC 28306

$85,000

3 bd · 1.0 ba · 798 sqft · Land · 9 Days on market

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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
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN 2BED/1BA MOBILE HOME CONVENIENT TO HOPE MILLS, FAYETTEVILLE AND FORT BRAGG! GREAT INVESTMENT RENTAL PROPERTY! MAYBE YOU JUST WANT TO PAY CASH AND OWN YOUR OWN HOME TODAY! MOVE IN READY! SCHEDULE TO SEE BEFORE ITS GONE!

Key facts

• Clean ready to move
• Listed 9 days

Tags

• CLEAN READY TO MOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.6% 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: Elizabeth M Cashwell Elementary (math 13% / reading 27%, grade F, #1,233 of 1,410 statewide, top 88%, 617 students, 100% FRL); 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 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 7 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $65k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; major 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 $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.87×
• Total profit: $20,765
• Equity at exit: $12,674

10-year hold

• IRR: 28.6%
• Equity multiple: 3.31×
• Total profit: $54,909
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $588

Break-even live

Break-even rent $636

Max offer price $85,000

Occupancy floor 52%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Dunebuggy Ln Fayetteville, NC	2.0	2.0	800	$800	$1.00	23d	1	0.68mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	23d	1	0.88mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	23d	1	1.22mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	23d	9	1.25mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.30mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.30mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 9 DOM
2. 2026-06-17
   days on market $85,000 Active 8 DOM
3. 2026-06-16
   days on market $85,000 Active 7 DOM
4. 2026-06-15
   days on market $85,000 Active 6 DOM
5. 2026-06-14
   days on market $85,000 Active 4 DOM
6. 2026-06-13
   days on market $85,000 Active 3 DOM
7. 2026-06-10
   remarks 556-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $85,000 Active 1 DOM
9. 2026-02-09
   status Pending
10. 2026-01-04
    price $80,000
11. 2025-12-04
    price $85,000
12. 2025-09-17
    price $115,000
13. 2025-09-09
    price $135,000
14. 2025-08-31
    price $145,000
15. 2025-08-30
    listed $150,000 Active
16. 2021-05-06
    soldstatus $35,000 224-char remark

    Show marketing remark (224 chars)

    CLEAN 2BED/1BA MOBILE HOME CONVENIENT TO HOPE MILLS, FAYETTEVILLE AND FORT BRAGG! GREAT INVESTMENT RENTAL PROPERTY! MAYBE YOU JUST WANT TO PAY CASH AND OWN YOUR OWN HOME TODAY! MOVE IN READY! SCHEDULE TO SEE BEFORE ITS GONE!

17. 2021-04-06
    listed $39,900 224-char remark

    Show marketing remark (224 chars)

    CLEAN 2BED/1BA MOBILE HOME CONVENIENT TO HOPE MILLS, FAYETTEVILLE AND FORT BRAGG! GREAT INVESTMENT RENTAL PROPERTY! MAYBE YOU JUST WANT TO PAY CASH AND OWN YOUR OWN HOME TODAY! MOVE IN READY! SCHEDULE TO SEE BEFORE ITS GONE!

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$438/yr (+$36/mo · 169.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,563
• − Mortgage interest: −$4,761
• − Property taxes: −$259
• − Insurance: −$425
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,473
• Taxable income: $5,995
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,613/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

• 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

+100.5% since first listed

9 events — show timeline

• 2026-02-09 Pending — LPRMLS
• 2026-01-04 Price Changed $80,000 LPRMLS
• 2025-12-04 Price Changed $85,000 LPRMLS
• 2025-09-17 Price Changed $115,000 LPRMLS
• 2025-09-09 Price Changed $135,000 LPRMLS
• 2025-08-31 Price Changed $145,000 LPRMLS
• 2025-08-30 Listed $150,000 LPRMLS
• 2021-05-06 Sold (MLS) $35,000 LPRMLS
• 2021-04-06 Listed $39,900 LPRMLS

Property tax history

+3.8%/yr

Latest (2025): $259 · -3.4% YoY. Source: county tax records.