1500 Seabiscuit Dr · Hope Mills, NC 28371

$355,000

3 bd · 4.0 ba · 2,636 sqft · SingleFamily public records · 56 Days on market

Built 2010 0.27 ac lot Est $356k · at est. $12/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +7.3/30.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.5/10.0

Listing remarks MLS

* * Come and join us for an Open House scheduled for Saturday, April 29 11:00-1:00 pm. * * Welcome home! This great and spacious 3 bedroom, 2.5 bath home is move in ready! All bedrooms, bonus area, and laundry room located upstairs. The main bedroom and bathroom are really spacious with plenty of room for a king size bed and more! Downstairs is semi open with the large eat in kitchen, great room connects to formal dining room/office, or play area. Located just outside of Hope Mills, close to playgrounds, the lake, walking tracks, restaurants, and shops to enjoy! About a 30 minute drive to Ft. Bragg, with easy close access to I-95. Fresh interior paint throughout, stainless steel appliances, HVAC, and most light fixtures have been replaced in the last two years. Out back is fully fenced in for privacy and extra security, with a covered back patio w/ ceiling fan that extends out to another bricked patio firepit area for hours of outdoor enjoyment! Schedule to see it today!

Key facts

• Open concept design
• Covered back patio
• Fenced backyard

Tags

• OPEN CONCEPT DESIGN
• FENCED BACKYARD
• COVERED BACK PATIO
• BONUS AREA

Property features AI

Finance

• Other: Subdivision: Steeple Chase
• HOA & community: Homeowners association with an annual fee of $146 (about $12.17/month)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Covered porch; Patio; Fenced yard; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric range
• Bedrooms: Laundry located on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Tray and coffered ceilings; Double vanity; Eat-in kitchen; Electric fireplace
• Laundry & utility: Washer included; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (32.5% below list).
• Recommended offer: $240k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Rockfish Elementary (math 32% / reading 45%, grade F, #750 of 1,410 statewide, top 54%, 696 students, 98% FRL); Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 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: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,500 (32.5% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $355,860
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Citation Ct	0.12mi	4/3.0 (+1)	2,429 (-8%)	10mo	$320,000	$132	64
4352 Jockey Whip Ln	0.21mi	4/3.0 (+1)	2,481 (-6%)	13mo	$390,000	$157	61
4527 Bunkers Bay Ln	0.40mi	4/2.5 (+1)	2,756 (+5%)	4mo	$399,990	$145	60
4348 Jockey Whip Ln	0.20mi	4/2.5 (+1)	2,654 (+1%)	23mo	$357,000	$135	59
1604 Citation Ct	0.14mi	3/2.5	2,285 (-13%)	14mo	$319,000	$140	53
4457 Home Stakes Dr	0.28mi	4/3.0 (+1)	2,243 (-15%)	12mo	$272,900	$122	43
1417 Benchmark Way	0.37mi	4/2.5 (+1)	2,977 (+13%)	15mo	$394,500	$133	38
3912 Bensley Ct	0.61mi	4/2.5 (+1)	2,983 (+13%)	12mo	$372,100	$125	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $163,377
• Equity at exit: $319,812

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $504,628
• Equity at exit: $689,687

Cash invested: $99,400 (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 28371

• Home prices YoY: 5.0%
• Active inventory: 44
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$148
• HOA: −$12
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-470

Break-even live

Break-even rent $2,990

Max offer price $271,942

Occupancy floor —

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 Gallant Fox Ct Parkton, NC	4.0	3.0	3207	$2,395	$0.75	13d	1	0.25mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: landscapingsecurity

Listing history 33 events

1. 2026-06-18
   days on market $355,000 Active 56 DOM
2. 2026-06-17
   days on market $355,000 Active 55 DOM
3. 2026-06-16
   days on market $355,000 Active 54 DOM
4. 2026-06-15
   days on market $355,000 Active 53 DOM
5. 2026-06-14
   days on market $355,000 Active 51 DOM
6. 2026-06-13
   days on market $355,000 Active 50 DOM
7. 2026-06-10
   days on market $355,000 Active 48 DOM
8. 2026-06-09
   days on market $355,000 Active 47 DOM
9. 2026-06-08
   days on market $355,000 Active 46 DOM
10. 2026-06-07
    days on market $355,000 Active 45 DOM
11. 2026-06-03
    days on market $355,000 Active 41 DOM
12. 2026-06-02
    days on market $355,000 Active 40 DOM
13. 2026-06-01
    days on market $355,000 Active 39 DOM
14. 2026-05-31
    days on market $355,000 Active 38 DOM
15. 2026-05-30
    days on market $355,000 Active 37 DOM
16. 2026-05-04
    price $355,000
17. 2026-04-23
    listed $365,000 Active
18. 2023-06-06
    soldstatus $319,900 Closed 991-char remark

    Show marketing remark (991 chars)

    * * Come and join us for an Open House scheduled for Saturday, April 29 11:00-1:00 pm. * * Welcome home! This great and spacious 3 bedroom, 2.5 bath home is move in ready! All bedrooms, bonus area, and laundry room located upstairs. The main bedroom and bathroom are really spacious with plenty of room for a king size bed and more! Downstairs is semi open with the large eat in kitchen, great room connects to formal dining room/office, or play area. Located just outside of Hope Mills, close to playgrounds, the lake, walking tracks, restaurants, and shops to enjoy! About a 30 minute drive to Ft. Bragg, with easy close access to I-95. Fresh interior paint throughout, stainless steel appliances, HVAC, and most light fixtures have been replaced in the last two years. Out back is fully fenced in for privacy and extra security, with a covered back patio w/ ceiling fan that extends out to another bricked patio firepit area for hours of outdoor enjoyment! Schedule to see it today!

19. 2023-06-06
    soldstatus $320,000

    Show marketing remark (991 chars)

    * * Come and join us for an Open House scheduled for Saturday, April 29 11:00-1:00 pm. * * Welcome home! This great and spacious 3 bedroom, 2.5 bath home is move in ready! All bedrooms, bonus area, and laundry room located upstairs. The main bedroom and bathroom are really spacious with plenty of room for a king size bed and more! Downstairs is semi open with the large eat in kitchen, great room connects to formal dining room/office, or play area. Located just outside of Hope Mills, close to playgrounds, the lake, walking tracks, restaurants, and shops to enjoy! About a 30 minute drive to Ft. Bragg, with easy close access to I-95. Fresh interior paint throughout, stainless steel appliances, HVAC, and most light fixtures have been replaced in the last two years. Out back is fully fenced in for privacy and extra security, with a covered back patio w/ ceiling fan that extends out to another bricked patio firepit area for hours of outdoor enjoyment! Schedule to see it today!

20. 2023-05-04
    status Pending 991-char remark

    Show marketing remark (991 chars)

    * * Come and join us for an Open House scheduled for Saturday, April 29 11:00-1:00 pm. * * Welcome home! This great and spacious 3 bedroom, 2.5 bath home is move in ready! All bedrooms, bonus area, and laundry room located upstairs. The main bedroom and bathroom are really spacious with plenty of room for a king size bed and more! Downstairs is semi open with the large eat in kitchen, great room connects to formal dining room/office, or play area. Located just outside of Hope Mills, close to playgrounds, the lake, walking tracks, restaurants, and shops to enjoy! About a 30 minute drive to Ft. Bragg, with easy close access to I-95. Fresh interior paint throughout, stainless steel appliances, HVAC, and most light fixtures have been replaced in the last two years. Out back is fully fenced in for privacy and extra security, with a covered back patio w/ ceiling fan that extends out to another bricked patio firepit area for hours of outdoor enjoyment! Schedule to see it today!

21. 2023-04-22
    listed $319,900 Active 991-char remark

    Show marketing remark (991 chars)

    * * Come and join us for an Open House scheduled for Saturday, April 29 11:00-1:00 pm. * * Welcome home! This great and spacious 3 bedroom, 2.5 bath home is move in ready! All bedrooms, bonus area, and laundry room located upstairs. The main bedroom and bathroom are really spacious with plenty of room for a king size bed and more! Downstairs is semi open with the large eat in kitchen, great room connects to formal dining room/office, or play area. Located just outside of Hope Mills, close to playgrounds, the lake, walking tracks, restaurants, and shops to enjoy! About a 30 minute drive to Ft. Bragg, with easy close access to I-95. Fresh interior paint throughout, stainless steel appliances, HVAC, and most light fixtures have been replaced in the last two years. Out back is fully fenced in for privacy and extra security, with a covered back patio w/ ceiling fan that extends out to another bricked patio firepit area for hours of outdoor enjoyment! Schedule to see it today!

22. 2021-08-27
    soldstatus $260,000 354-char remark

    Show marketing remark (354 chars)

    only 32 minutes to Base. This Beautiful home is in the desirable community of Steeple Chase . Move in Ready ! 3 bedrooms with a bonus room that could be used as an extra bedroom, 2 full baths and 1- 1/2 bath. Home has been freshly painted , has new lighting fixtures and fans, new closet added, extended Fencing, gutters, Hvac-1 year old, and much more.

23. 2021-08-26
    soldstatus $260,000
24. 2021-07-12
    listed $253,000 354-char remark

    Show marketing remark (354 chars)

    only 32 minutes to Base. This Beautiful home is in the desirable community of Steeple Chase . Move in Ready ! 3 bedrooms with a bonus room that could be used as an extra bedroom, 2 full baths and 1- 1/2 bath. Home has been freshly painted , has new lighting fixtures and fans, new closet added, extended Fencing, gutters, Hvac-1 year old, and much more.

25. 2021-06-02
    listed $253,000
26. 2019-06-21
    soldstatus $186,000
27. 2019-06-21
    soldstatus $186,000
28. 2019-06-21
    soldstatus $186,000
29. 2018-05-03
    listed $189,900
30. 2018-05-02
    listed $189,900
31. 2011-03-04
    soldstatus $195,000
32. 2010-04-20
    listed $195,000
33. 2010-01-21
    soldstatus $32,000

ⓘ 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: $4,088 · $341/mo
• Projected year-2 tax: $4,088 · $341/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $28,740
• − Mortgage interest: −$19,886
• − Property taxes: −$4,088
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$144
• − Depreciation: −$10,327
• Taxable loss: −$12,078
• Est. tax savings @ 24.0%: +$2,899
• After-tax cash flow: $-2,743/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope Mills, NC
• City population: 39,196
• Population (ZIP): 6,458

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 14% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▲ 15.91%
• Current HPI: 330.85
• Rent YoY: —
• Metro: —
• 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

+1009.4% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $355,000 LPRMLS
• 2026-04-23 Listed $365,000 LPRMLS
• 2023-06-06 Sold (Public Records) $320,000 Public Records
• 2023-06-06 Sold (MLS) $319,900 LPRMLS
• 2023-05-04 Pending — LPRMLS
• 2023-04-22 Listed $319,900 LPRMLS
• 2021-08-27 Sold (MLS) $260,000 LPRMLS
• 2021-08-26 Sold (MLS) $260,000 Hive MLS
• 2021-07-12 Listed $253,000 LPRMLS
• 2021-06-02 Listed $253,000 Hive MLS
• 2019-06-21 Sold (Public Records) $186,000 Public Records
• 2019-06-21 Sold (MLS) $186,000 TMLS
• 2019-06-21 Sold (MLS) $186,000 LPRMLS
• 2018-05-03 Listed $189,900 TMLS
• 2018-05-02 Listed $189,900 LPRMLS
• 2011-03-04 Sold (MLS) $195,000 TMLS
• 2010-04-20 Listed $195,000 TMLS
• 2010-01-21 Sold (Public Records) $32,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,088 · +27.2% YoY. Source: county tax records.